Nine new homes at Land To The Rear of The Rectory, High Street, Rusper

What was proposed

The application sought nine two-storey homes, with two-, three- and four-bedroom properties, a new access and landscaping.

“Full planning permission is sought for the erection of 9x dwellings on land at High Street, Rusper. The scheme includes a mix of 2-, 3-, and 4-bedroom homes, designed as a combination of detached and semi-detached units. The layout of the proposal sets the buildings back from the road and positioned to preserve key views and existing vegetation.”

“The northern portion of the site has been left undeveloped to protect a veteran oak tree and other high-quality trees, which are considered ecologically significant. This buffer zone also helps to reduce the visual impact of the development from the adjacent public right of way and recreation ground. The site layout ensures that all homes have private gardens, refuse and cycle storage, and access to a shared internal road with turning space for service…”

Officer report

The site and its setting

The undeveloped site lies at the northern edge of Rusper within the Conservation Area, beside trees, hedgerows, heritage assets and recreation facilities.

“The application site is located on the west side of High Street in the village of Rusper, West Sussex, and comprises approximately 0.52 hectares of undeveloped land. It lies at the northern edge of the village within the Rusper Conservation Area and is bordered by mature trees and hedgerows that contribute to its secluded and verdant character.”

“Rusper itself is a relatively linear village situated on a ridge in the Low Weald, approximately three miles northeast of Horsham. It offers a modest range of local services and facilities within walking distance of the site, including a primary school, convenience store, village hall, and public transport links.”

Officer report

Consultation responses

The conservation, ecology, highways and other consultees mainly raised no objection or suggested conditions, while strategic planning objected to the housing mix and density.

“HDC Conservation: No Objection (summary) [23.01.2025] The Council’s Conservation Officer supports the principle of development, stating that the site does not significantly contribute to the character of the Rusper Conservation Area and that the proposed dwellings, with appropriate materials and traditional detailing, will not detract from the village’s historic setting.”

“HDC Strategic Planning: Objection (summary) While the site is allocated for development in the emerging Local Plan, the team raises an objection due to concerns over the proposed housing mix and density, which they argue does not make efficient use of the land and fails to align with Strategic Policy 16 and the National Planning Policy Framework (NPPF).”

Officer report

Objections received

Objections cited overdevelopment, infrastructure, ecology, traffic, pollution, heritage, trees, drainage, loss of green space and housing that did not meet local need.

“Representations: 68 letters of Objection have been received from 45 separate addresses (including 5x letters from addresses outside of the district), objecting to the application on the following grounds: • Overdevelopment of a small site • Insufficient infrastructure for area • Adverse ecological impact • Increased traffic in area • Increased pollution • Impact on Conservation Area and adjacent Grade I Listed Building • Disturbance during development • Loss of green…”

“No need for new homes in Rusper • Cumulative impact from other development in the general area • Drainage issues on the site • Increased littering on local streets • HDLP hold limited / no weight, therefore there is no allocation for the site • Loss of rural economy • No recreational area proposed as per allocation • Proposed housing does not meet identified housing need…”

Officer report

Who spoke

One member of the public spoke in support, two spoke against, the parish council spoke against and Councillor Tony Hogben spoke as ward member.

What members debated

Members sought clarification about strategic planning’s objection, biodiversity and heritage, and raised concerns about the site’s location and nearby listed building.

“A clarification was sought in regards the objection of the Strategic Planning team in consideration of BNG figures and heritage assets. Concerns were raised regarding the location of the site as it was within the Rusper Conservation Area.”

“Members highlighted the potential harms to the Grade 1 listed building nearby the application.”

Minutes

The committee vote

Members proposed and seconded refusal because of harm to historic and listed buildings, heritage assets and the Conservation Area, and the motion passed.

“A motion was proposed and seconded to refuse the application due to the harm resulted to the historic and listed buildings, to heritage assets and the Conservation Area.”

Minutes

The final decision

The application was refused because the heritage harm was not outweighed by the development’s benefits and conflicted with heritage policy and national guidance.

“That DC/24/1835 be refused in contrary to the Officer recommendation, for the following reason:”

“The proposal would result in harm to the historic and listed buildings, to heritage assets and the Conservation Area, contrary to Policy 34 of the Horsham District Planning Framework (2015), and the benefits of the development do not outweigh the harm and are contrary to Paragraphs 215 and 216 of the National Planning Policy Framework (2024).”

Minutes