The Beeches, 51, Wray Lane, Reigate, Surrey, RH2 0HX

replacement of the existing garage flat roof with a hipped, tiled roof and new weatherboard cladding

Authority: Reigate and Banstead Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Davies N

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
The effect of the proposal on the openness of the Green Belt
Whether harm by reason of inappropriateness would be clearly outweighed by other considerations and if so whether those amount to the very special circumstances required to justify the proposal

What decided it

The proposal represents a disproportionate addition to the original building in terms of volume and would reduce openness of the Green Belt, constituting inappropriate development for which no very special circumstances exist to justify approval.

Framework references: 11, 137, 147, 149

Plan policies cited: Policy CS3, Policy CS5, Policy NHE5

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.