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Dismissed27 February 20266001142

Flying Bull, London Road, Rake, Rogate, GU33 7JB

Planning appeal 6001142 at Flying Bull, London Road, Rake, Rogate, GU33 7JB (South Downs) was dismissed on 27 February 2026 by Inspector Lomax B, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the appeal site and area including the South Downs National Park (SDNP).

erection of two detached dwellings (Use Class C3) including associated access off London Road, associated parking and landscaping

Authority
South Downs
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Lomax B
Postcode
GU33 7JB

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the appeal site and area including the South Downs National Park (SDNP)

What decided it

The car-dominated, hard-landscaped layout with central parking court creating excessive separation between dwellings fails to reflect the tightly knit grain of development in the immediate area and appears visually assertive and incongruous in the rural South Downs National Park setting.

What the Inspector cited

Development plan policies
Policy H6(B) of the Rogate and Rake Neighbourhood Plan August 2021Policy SD1 (Sustainable Development)Policy SD4 (Landscape Character)Policy SD5 (Design) of the South Downs Local Plan (2019)Policy BE1 (Built Environment) of the Rogate and Rake Neighbourhood Development Plan (2021)Policy Liss 4 (Landscape and views)Policy Liss 9 (The design of Development) of the Liss Neighbourhood Plan (2017)

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 South Downs

The authority’s record since 2016 · every decision in 2026

  1. Dismissed28 May 20266004671
    Reeves Britannia, 140 The Causeway, Petersfield, Hampshire, GU31 4LL
  2. Allowed18 December 20256000723
    The Sanctuary, Manor Farm Green, Twyford, Hampshire, SO21 1RA
  3. Allowed21 November 20253359693
    Ditchling Rugby Club, Land At Keymer Road , Ditchling , East Sussex, BN6 8TR
  4. Allowed11 November 20253366562
    The Black Fox Inn, Portsmouth Road, Milland, West Sussex, GU30 7JJ
  5. Dismissed17 October 20253361486
    Land at Former Allotments, North Street, Alfriston, East Sussex, BN26 5UT

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.