Concerns at access to planned Pulborough equestrian arena and outdoor riding area

The application for the site in Stall House Lane had been handed to the district council’s head of development for approval in December but was brought back to the planning committee after a legal issue was raised.

During a meeting on Tuesday (February 16), members were told officers had mistakenly misquoted a piece of planning legislation, which could have influenced the decision which was made.

On the advice of the legal team, the application was brought back to the committee ‘to avoid any perception of misdirection and in the interest of accuracy and transparency’.

The misquoted section related to the impact the development would have on road safety – ‘unacceptable’ as opposed to ‘severe’ – an issue which did cause concern during the December discussion.

Those concerns were echoed by residents, who told the meeting that the transport statement provided with the application ‘grossly under-calculates traffic figures and risk’.

Agent Nikolas Antoniou was less than pleased by the decision to discuss the application again.

He said: “I cannot believe for a minute that the slight misquoting of one paragraph of the [National Planning Policy Framework] by officers would sway members so much that they would be so easily led into making the wrong decision.”

But Philip Circus (Con, West Chiltington, Thakeham & Ashington) pointed out that this was not a trivial matter.

He said: “When the council is advised by its appropriate officers that that decision is open to legal challenge, I don’t think that is a minor matter at all and it’s quite proper that we are reconsidering it.”

Access to the site down the extremely narrow lane was described as ‘completely unsuitable’ by Chris Brown (Con, Billingshurst), while Ian Hare, chairman of Pulborough Parish Council, said it was ‘unsafe and inadequate’.

Officers confirmed that West Sussex County Council’s highways team had not actually visited the site – choosing instead to carry out a desk-top assessment of the plans.

Following a suggestion by Claire Vickers (Con, Southwater North), it was agreed that the application be deferred until a visit could be carried out and they were ‘confident there are no highway safety issues’.

Another issue raised was the proposed use of the site.

While officers were happy it would primarily be of private use – with the exception of a limited number of riding lessons – some councillors were convinced it would be a business.

Diana van der Klugt (Con, Pulborough, Coldwaltham & Amberley) said she had ‘major concerns and misgivings’, adding: “I find it very disturbing that this application has been presented in such a confusing way.

“The proposed use seems to shift from private to commercial depending on what is most expedient to secure permission under the various local plan policies and it has become a sort of movable feast.”

To view the application, log on to www.horsham.gov.uk/planning/planning-applications and search for DC/20/1519.