Up to 90 homes at Land North of Guildford Road, Bucks Green, Rudgwick

What was proposed

Outline permission was sought for up to 90 homes, including 40% affordable housing, with access decided now and other matters reserved.

“DESCRIPTION OF THE APPLICATION 1.5 The application seeks outline permission for up to 90 dwellings on the site, with all matters reserved apart from access. Vehicle access is proposed via a new priority junction onto the A281 Guildford Road. The access would be a 5.5 metre wide with 6 metre kerb radii.”

Officer report

The site and surroundings

The site comprises two agricultural fields beside Guildford Road, with trees, hedgerows, a public footpath, nearby homes, playing fields and listed buildings.

“DESCRIPTION OF THE SITE 1.2 The application site comprises of two agricultural fields (4.41-hectares) on the land on the north side of the A281 Guildford Road, Bucks Green. As existing the site is an undeveloped parcel of gently undulating pastoral / agricultural land comprising of grassland with a mature tree belt through the centre of the site and additional scattered trees throughout. The existing site access is to the west onto Lynwick Street.”

“Within the surrounding area, the south side of Guildford Road is comprised of buildings fronting the road in a linear fashion. The site is adjacent to a row of dwellings to the east which back on to the site application site and a triangular piece of land, called Bucks Green Pig Farm. Open fields lie to the north and the village of Rudgwick is to the east / northeast of the site.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a section 106 agreement because the housing and other benefits outweighed the identified planning harm.

“Given the above considerations, whilst the proposal would not be in accordance with the current spatial plan set within the HNPF and RNP it is not considered that any adverse impacts of permitting the development would significantly and demonstrably outweigh the benefits when applying the ‘titled balance’ at Paragraph 11d of the NPPF.”

“To approve outline planning permission subject to appropriate conditions and subject to the completion of the necessary section 106 agreement within four months of the decision of this Committee, or such longer period as is agreed by the Director of Place acting reasonably and properly.”

Officer report

Consultation responses

Highways, education, ecology, landscape and other consultees mostly raised no objection or advised conditions, while health and police sought contributions.

“HDC Arboricultural Officer: No Objection [Summary] The proposed vehicle and pedestrian access would minimally avoid impact on the nearest matures trees. From on-site observations, the extent of tree/vegetation removal and cutting back required would have relatively limited landscape impact and could be reasonably mitigated within a scheme of landscape enhancement for a development of the scale proposed, if acceptable in other planning terms.”

“Sussex Police: Joint Commercial Planning Manager Sussex and Surrey Police Objection [Summary 22/01/2026] It is calculated the proposed development would generate an additional 37 incidents per year for Sussex Police to attend resulting in 11 additional recorded crimes per year. The cost of this increased policing has been calculated as £40,000 for the future purchase of infrastructure to serve the proposed development.”

Officer report

Objections received

Residents and the parish council objected to the scale, landscape impact, highway safety, speeding, flooding, infrastructure pressure and pedestrian and cycle access.

“Highway, Access and Parking - There is a lack of transport links and public transport including between Horsham and Guildford creating a dependence on cars - The proposed junction onto the A281 would be dangerous and increase traffic. - The proposal would worsen / increase traffic volume and speeds and the road junction.”

“- There needs to be a pedestrian crossing to get to the recreation ground on the south side and a roundabout on this dangerous stretch of road. - Access onto Lynwick Street for pedestrians and cyclists needs to be addressed. - Walking along the footpath feels unsafe particularly when walking to school with young children. - People choose to drive not due to safety concerns due to the width of pavements and speed of vehicles.”

Officer report

Who spoke

Three members of the public and a parish council representative spoke against the proposal, while the planning agent and applicant spoke in support.

What members discussed

Members considered the emerging allocation, northern landscape buffer, housing mix, highway effects, flooding, traffic calming and accessibility for older or disabled residents.

“It was noted by Members that the site had been identified for development as part of the emerging Local Plan, whilst acknowledging this carried limited weight at this stage. Whilst the boundary for this application had moved further northwards officers considered that the proposed buffer would mitigate any impact on the landscape.”

“The impact of the development on the A281 was also considered, particularly given the proximity of the proposed access road to Loxwood Road, and surface water flooding. The speed surveys were discussed and, whilst the location was not suitable for fixed traffic cameras, it was hoped that the installation of a puffin crossing would assist with traffic calming.”

Minutes

The committee's decision

The committee resolved to approve the application in accordance with the officer recommendation, subject to revised access conditions and an accessibility informative.

“That DC/25/1269 be approved in accordance with officer recommendation including changes to conditions 18 and 19 as advised to Members at the meeting and set out below:”

“Condition 18 Pre-occupation condition: No part of the development shall be first occupied until such time as the vehicular access, proposed controlled crossing, and footway have been constructed in accordance with the details shown on the drawings titled Proposed Access Strategy and numbered 1810054-03 revision I and Signalised Pedestrian Crossing and numbered 1810054-10 revision C.”

Minutes