The Yew Tree, Reigate Hill, REIGATE, RH2 9PJ

the extension and conversion of the former Yew Tree Public House to form 7 self-contained dwellings with associated bins, cycle store, parking and re-siting of access drop kerb

Authority: Reigate and Banstead Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Buchanan R

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the Reigate Hill Conservation Area (Appeals A and B)
The effect of the proposed level of on-site parking on residential amenity (Appeal A)

What decided it

The substantial harm to the character and appearance of the Reigate Hill Conservation Area caused by the disproportionate scale and massing of the proposed buildings, which would be unduly dominant and conspicuous in this sensitive heritage setting, outweighed the modest housing benefits.

Framework references: 189, 196, 199, 200

Plan policies cited: DES1, NHE9, TAP1, CS1, CS10

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.