Boutique hotel and restaurant at The Mucky Duck, Tisman's Common, Rudgwick

“The application site comprises the Mucky Duck, a public house and its ancillary rear outbuildings (known as The Ducklings and Building 3), and the adjacent detached dwellinghouse to the north (known as The Old House). The Mucky Duck and its outbuildings are currently vacant, having been formerly operating as a public house and B&B (Use Class Sui Generis). The Old House is a separate residential dwelling (Use Class C3) and a Grade II listed building.”

“Full planning permission is sought for the conversion and extension of The Mucky Duck and its two outbuildings to form a boutique hotel (Use Class C1) and restaurant and bar (Use…”

“The application site relates to 0.45 hectares of land comprising the Mucky Duck and The Old House located at the junction of Hornshill Lane with Loxwood Road at Tisman’s Common, southwest of Rudgwick. The site is located outside of Built-up Area Boundary and is therefore located within the countryside in policy terms.”

“To the north of the site lie the residential properties of Westland, Home Barn, Willow Cottage and Meadowview, with Westland being the closest property. The dwellinghouse of Westland is approximately 13.3 metres from the application site boundary and approximately 23.7 metres to The Old House.”

“Representations have raised the concern of commercial competition between businesses. HDPF Policies do not seek to restrict rural economic development due to the perception of competition, which is consistent with the NPPF. The 2016 Accommodation Study indicates demand for visitor accommodation is not being met in the district.”

“Overall, your Officers are satisfied the submitted evidence is sufficient to demonstrate the proposal is a rural development initiative that would contribute to the long-term sustainability of the heritage buildings on site, which will return to have an active economic and community role, whilst making effective and efficient use of land.”

“- Not in accordance with Rudgwick Neighbourhood Plan. Overdevelopment. Loss of a residential home. Detrimental impact on other hotel and wedding venues in area as they compete for same customers. Site will be used for AJW group rather than community, for their own guests and employees only. No positive value to community. - Not in keeping with rural character of area, incongruous, unsympathetic. Detriment to dark sky area through light pollution.”

“Note not included. Verge parking and its dangers not considered. Site not accessible by way of walking or cycling. - Concerns about drainage and flooding as no public sewage system at site. No information on deed of easement for drainage, should be made. Not water neutral. Primary school use not detailed. - Impacts neighbour’s general amenity, privacy, light and noise (late night functions).”

“The Head of Development & Building Control reported that this application sought permission for the proposed alterations and extension to The Old House to facilitate a change of use from Class C3 to C1. The Committee considered the report as set out in the agenda.”

“Discussion and full details are set out in minute item PC/123, Members voted separately on this item.”