Cherry Tree Inn Crawley Road Faygate West Sussex RH12 4SA

1. 1.The development would enable a residential use within a countryside location outside of the built-up area boundary of any settlement, on a site which has not been allocated for development within the Horsham District Planning Framework (2015) or an adopted Neighbourhood Plan. The development would be contrary to the overarching strategy and hierarchical approach of concentrating development within the main settlements and is not essential to its countryside location. There are no material considerations which outweigh this harm, and the proposal represents unsustainable development contrary to Policies 1, 2, 3, 4, and 26 of the Horsham District Planning Framework (2015), and the National Planning Policy Framework (2024).
2. 2.The applicant has not demonstrated (by way of sustained marketing evidence) to the satisfaction of the Local Planning Authority that the existing public house is no longer viable to justify the proposed change of use. The proposal would therefore result in the permanent loss of an established public house, contrary to Policy 43 of the Horsham District Planning Framework (2015).
3. 3.The proposed development, by reason of the intensity and nature of the residential use, the associated internal alterations required to facilitate a seven-bedroom HMO, and the introduction of domestic paraphernalia and activity, would fail to preserve the special architectural and historic interest of the Grade II listed building. The proposal would erode the building's historic plan form, fabric and longstanding public house function, and would harm its significance and rural setting through an incongruous and intensified form of residential occupation. The resulting harm to the designated heritage asset would be "less than substantial" (on the upper end of the scale) and is not outweighed by public benefits. The proposal therefore conflicts with Policy 34 of the Horsham District Planning Framework (2015) and National Planning Policy Framework (2024).
4. 4.The proposed development, by reason of its siting immediately adjacent to the A264 Crawley Road, a dual carriageway subject to high traffic flows, and in the absence of a Noise Impact Assessment or appropriate mitigation measures, would fail to demonstrate that future occupiers would be afforded an acceptable standard of living conditions, particularly in respect of noise and environmental quality. As such, the proposal is contrary to Policy 33(2) of the Horsham District Planning Framework (2015).
5. 5.Insufficient information has been provided to demonstrate that the proposed development would have no adverse impact on protected species and their habitat, contrary to Policy 31 of the Horsham District Planning Framework (2015). Schedule of plans/documents: Plan Type Description Drawing Number Received Location plan 25/029_S0.1 21.04.2026 Supporting Statement Planning and Heritage NONE 21.04.2026 Floor plan PROPOSED FIRST FLOOR PLAN 25/029_P2 10.02.2026 Elevation plan PROPOSED FRONT AND SIDE 25/029_P3 10.02.2026 Floor plan PROPOSED GROUND FLOOR 25/029_P1 10.02.2026 Elevation plan PROPOSED BACK AND SIDE 25/029_P4 10.02.2026 Site plan EXISTING SITE PLAN 25/029_S0 21.04.2026 Floor plan EXISTING GROUND FLOOR 25/029_S1 10.02.2026 Floor plan EXISTING FIRST FLOOR PLAN 25/029_S2 10.02.2026 Elevation plan EXISTING FRONT AND SIDE 25/029_S3 10.02.2026 Elevation plan EXISTING BACK AND SIDE 25/029_S4 10.02.2026

From the council's decision notice.

Postcode

RH12 4SA

Date validated

21 April 2026

Consultation end

19 May 2026

Target decision date

16 June 2026