Detached three-bedroom dwelling at Garden House, Kerves Lane, Horsham

What was proposed

The application sought a two-storey detached three-bedroom dwelling with a new vehicle access from Kerves Lane.

“Planning permission is sought for the erection of a detached three-bedroom dwelling on land to the south of Garden House, Kerves Lane, Horsham. The site, currently part of the residential curtilage of Garden House, will be accessed via a newly created vehicle entrance from Kerves Lane, requiring the removal of a section of hedgerow. The proposed dwelling features a contemporary design with pitched roofs, timber cladding, and facing brickwork, with a grey slate roofing.”

Officer report

The site and surroundings

The site is part of Garden House’s enclosed private garden, outside Horsham’s built-up area in a semi-rural residential setting.

“The application site is located to the south of Garden House, a substantial two-storey detached dwelling situated on the eastern side of Kerves Lane, south of the defined built- up area boundary of Horsham. Garden House occupies a spacious and well-landscaped plot, with mature hedgerows, trees, and fencing enclosing the property.”

“The surrounding area is semi-rural in character, with a mix of detached residential properties dispersed along Kerves Lane. To the south lies Amiesmill House, while other residential dwellings are located to the north and northeast. Although the site is technically within the countryside, it is in close proximity to the built-up area of Horsham and visually relates to the existing settlement pattern.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and legal arrangements, concluding that the proposal was acceptable overall despite countryside policy conflict.

“RECOMMENDATION: To approve full planning permission subject to appropriate conditions and the completion of a Section 106 Legal Agreement. In the event that the legal agreement is not completed within three months of the decision of this Committee, the Director of Place be authorised to refuse permission on the grounds of failure to secure the obligations necessary to make the development acceptable in planning terms.”

Officer report

The main planning balance

Officers gave weight to the housing contribution and limited economic benefits, finding these outweighed the moderate conflict with the development framework.

“As per the preceding sections of this report, the granting of this permission would conflict with Policies 1, 2, 3, 4 and 26 of the HDPF and Policy HB1 of the Neighbourhood Plan. This conflict with the development plan is afforded significant weight, as it would undermine the strategic process of allocating housing sites for development in appropriate locations, and the democratic process of selecting sites within Neighbourhood Plans.”

“With the above in mind, the moderate conflict with the development framework would be outweighed by the moderate weight applied to the housing contribution, and limited weight applied to the economic benefits of the proposal, especially when considering that the tilted balance weighs in favour of granting permission. The application is therefore considered acceptable on balance.”

Officer report

Consultation responses

The ecology consultant, Southern Water, NatureSpace and highways raised no objection, while two neighbours objected on countryside, water, ecology, traffic and landscape grounds.

“Ecology Consultant: No Objection, conditions recommended.”

“WSCC Highways: Comment. The LHA does not consider that this proposal would have an unacceptable impact on highway safety or result in ‘severe’ cumulative impacts on the operation of the highway network, therefore is not contrary to the National Planning Policy Framework (paragraph 116), and that there are no transport grounds to resist the proposal.”

Officer report

Who spoke

The Head of Development and Building Control introduced the application, and the committee considered the officer report.

Members’ discussion

Members considered the application’s countryside location, suitability and planning history.

“Members noted the planning history of the application.”

“The Committee considered the countryside location of the application and its suitability.”

Minutes

The committee’s decision

The committee approved the application in accordance with the officer recommendation without requiring a section 106 agreement to be completed.

“That DC/24/1923 be approved in accordance with officer recommendation, without the need for a s106 agreement to be completed.”

Minutes