A fresh planning appeal into a controversial proposal to build 110 homes on protected land in Haslemere started this week, reigniting a fierce local and national debate over the future of protected countryside.

Redwood (South West) Ltd’s plans to develop land off Midhurst Road were initially rejected in May 2024, citing “fundamental and serious harm” to the landscape’s character and beauty.

However, a High Court judge quashed the decision following an administrative error by the Planning Inspector.

The second planning inquiry for the Scotland Park development began on Tuesday (April 8) at Waverley Borough Council's headquarters in Godalming, drawing a packed public gallery.

Clive Smith, Planning Adviser to the Surrey Hills National Landscape Board, criticised the second inquiry, calling it “deeply troubling” and asserting that the original decision was “clear and compelling.”

He added: “I was surprised that a second public inquiry has been considered necessary following an administrative error by the Planning Inspectorate, which does not affect the planning merits of the previous decision.”

Mr Smith added: “This is the largest ever proposed development across the entire Surrey Hills National Landscape in my 16 years in this role.”

Smith also emphasised the importance of the new legal “active duty” under the Levelling-Up and Regeneration Act 2023, which requires decision-makers to “not only conserve but enhance” protected landscapes.

While the developer argues the scheme will provide essential housing, campaigners – including the Haslemere South Residents’ Association, Haslemere Town Council, and Surrey CPRE – maintain that the proposal threatens irreplaceable countryside.

Katherine Atkinson, Chair of the Surrey Hills Board, warned: “It would send shock waves through nationally protected landscape bodies.”

Waverley Borough Council has objected to the development, stating that no exceptional circumstances exist to justify the harm the project would cause.

She said the outcome of this appeal could set a dangerous precedent, eroding the protections for landscapes that have remained untouched for generations.