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

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

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.

Plan policies cited: Policy H6(B) of the Rogate and Rake Neighbourhood Plan August 2021, Policy 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)

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.

The judgement stays yours. The tool gathers the material and dates it.