Dorking Road, Kingsfold, Horsham, West Sussex, RH12
- Land size
- 1 acres
- Bedrooms
- 3
- Bathrooms
- 2
Description
The Dog & Duck – Grade II Listed Former Public House with Significant Development Potential (STPP)
A rare opportunity to acquire a distinguished Grade II listed detached property set within a semi-rural location, offering versatile potential for residential conversion or continued commercial use, subject to the necessary planning consents.
The Dog & Duck is an attractive former public house occupying a substantial plot of just under one acre. The property benefits from extensive internal accommodation arranged over two floors, with the first floor comprising three-bedroom living quarters. The ground floor retains a wealth of original period features, including exposed timber beams, inglenook fireplaces, and solid timber flooring, all contributing to its considerable character and historical charm.
The existing layout includes a main bar area with seating and dining spaces, a generously proportioned commercial kitchen, a series of ancillary storage rooms (including a walk-in refrigeration unit), and a traditional cellar.
Externally, the property is approached via a side access leading to a large parking area, suitable for multiple vehicles. To the front, there is a small landscaped garden, while to the rear lies an enclosed patio seating area and a substantial, private garden mainly laid to lawn, enjoying uninterrupted views over adjacent open countryside.
The property now requires comprehensive modernisation, presenting an excellent opportunity for redevelopment. Subject to obtaining the appropriate planning permissions, the site offers significant scope for conversion into a substantial private residence, boutique hospitality venue, or alternative commercial use.
Property Highlights:
Grade II Listed Detached Former Public House
Total Plot Extending to Just Under 1 Acre
Three-Bedroom Residential Accommodation on First Floor
Ground Floor Bar with Dining & Seating Areas
Fully Equipped Commercial Kitchen
Storage Rooms Including Walk-In Refrigeration Room
Traditional Cellar
Rich in Character – Exposed Beams, Inglenook Fireplaces, Timber Floors
Ample Off-Street Parking
Enclosed Rear Patio and Generous Lawned Garden
Outstanding Rural Outlook Across Adjoining Farmland
Requiring Modernisation Throughout
Suitable for a Range of Uses (STPP)
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- B
- Date Posted
- 2026-06-30
Energy Performance Certificate
Energy Efficiency Rating
Based on UK Energy Performance Certificate standards (EU Directive 2002/91/EC)
Running costs are one side. Planning activity, flood history and ground risks for this location are in the full report.
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Mains
- Heating
- Gas Central Heating
- Broadband
- Full Fibre (FTTP)
- Sewerage
- Mains
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Driveway, Private Parking
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
80 Mbps
Superfast · available to 85% of premises
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Warnham CofE Primary School1.4 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 202
- Type
- Voluntary controlled school
- Faith
- Church of England
- Holbrook Primary School1.7 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 416
- Type
- Community school
- Bohunt Horsham1.9 milesOfsted: Good
- Ages
- 4 to 16
- Pupils
- 1,294
- Type
- Free schools
- North Heath Community Primary School2.1 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 373
- Type
- Community school
- All Saints CofE Primary School, Horsham2.2 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 196
- Type
- Voluntary aided school
- Faith
- Church of England
Secondary
- Bohunt Horsham1.9 milesOfsted: Good
- Ages
- 4 to 16
- Pupils
- 1,294
- Type
- Free schools
- Tanbridge House School3.1 milesOfsted: Outstanding
- Ages
- 11 to 16
- Pupils
- 1,510
- Type
- Community school
- Millais School3.3 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 896
- Type
- Community school
- Gender
- Girls
- The Forest School3.5 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 1,115
- Type
- Academy converter
- Holy Trinity CofE Secondary School, Crawley5.3 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,340
- Type
- Voluntary aided school
- Faith
- Church of England
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Gascoigne-Pees, Horsham
26a Carfax, Horsham, RH12 1EE
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