Smokejack House, Horsham Road,, Dorking, RH5 5QF

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area
• whether the site is suitable for the proposed development, having regard to its accessibility to services and facilities
• highway safety, with particular regard to the site access
• whether suitable refuse collection would be provided
• ecology, with specific regard to protected species
• the effect of the proposal on nearby trees and hedgerow

What decided it

The significant harm to character and appearance of the countryside and Area of Great Landscape Value, combined with unsustainable accessibility, highway safety risks, inadequate refuse arrangements, and insufficient ecological and arboricultural information, collectively outweighed the modest benefits of three additional dwellings.

The modest positive weight given to housing supply and small economic benefits during construction was insufficient to outweigh the significant harm to character and appearance, unsustainable location, highway safety risks, refuse collection difficulties, and unresolved ecological and tree concerns.