Planning inspector has approved controversial 80-bedroom hotel plans off the A3 near South Downs National Park after developer successfully appealed the local authority’s refusal last April.
The proposed hotel, café and cycle centre close to Queen Elizabeth Country Park had encountered significant opposition before the South Downs National Park Authority rejected the outline planning application in April. The authority acknowledged a hotel was needed but concluded the proposed development would not satisfy this requirement and that the Buriton site was unsuitable.
Developer John Bell from Amberleigh Projects challenged the refusal through the independent Planning Inspectorate, which reversed the decision and granted permission in principle. Access will be provided from the B2070 at land north of the junction between B2070 and Greenway Lane, Petersfield.
The inspector assessed whether the site was appropriate considering several factors: necessity, conservation and enhancement of the South Downs National Park’s natural beauty and cultural heritage, minimising private car dependency whilst promoting sustainable transport, highway safety, and surface water drainage implementation.
Developer celebrates ‘clean sweep’ decision
Mr Bell expressed satisfaction with the outcome, stating: “The planning inspector was happy we had overcome everything. He was happy with the need and more than happy with the location. It was almost like a clean sweep”.
During Amberleigh’s public engagement process, which was separate from the initial SDNPA consultation, the developer received 46 supporting letters. However, the original planning committee report noted 35 objection letters citing concerns including ‘irreversibly altering the area’s character’, ‘failing to adopt a landscape-led approach’, and potential undermining of ‘aspirations for a new hotel in Petersfield’.
Local resident Johnny Clothier, who has lived on The Causeway for 30 years, opposed the development, arguing it would “transform Buriton Cross into a busy semi-urban hub”. He referenced the 2023 ReCharge centre development approval adjacent to the site, suggesting it provided an unintentional “toehold” for further development.
Sequential testing reveals limited alternatives
The Planning Inspectorate determined there was a “lack of suitable” alternative locations. Developers must conduct a sequential test to identify alternative sites as part of the planning process. Mr Bell indicated the Red Lion pub in Petersfield was the only other potential location considered, but proved unsuitable due to insufficient parking amongst other issues.
Economic benefits highlighted
The developer emphasised the site’s strategic position, describing it as “a gateway location with a railway station and major roads with cycle paths and the South Downs Way all nearby”. Mr Bell stressed the substantial economic advantages of encouraging overnight stays within the national park.
“About 21 million people come into the park every year with less than 10 per cent staying overnight. If visitors stay overnight in the park they spend over double in the local community which is a huge economic benefit”, he explained.
Mr Bell, a Petersfield resident and cycling enthusiast, said he aimed to create something beneficial for the local community, though acknowledged the difficulties in obtaining planning approval. “It is a great project. Hotels are very difficult animals not like building houses. The appeal has cost us and the council hundreds of thousands of pounds, money that could have gone into the scheme”, he commented.
The developer now needs to secure a hotel operator, finalise design details, and submit a comprehensive planning application for final approval.
