Redhill Railway Station, Princess Way, Redhill, Surrey, RH1 1RB

phased redevelopment of Site A comprising up to 255 residential dwellings (Class C3 use) in two buildings ranging from 10-15 storeys and 7-14 storeys, associated car parking; cycle parking; flexible Class E uses at ground floor, partial demolition, refurbis hment and extension to the existing Site A station entrance building with concourse. Demolition of vacant buildings associated with station on Site B. Replacement surface station car and cycle parking and taxi drop off on Site B with a refurbished and extended Site B station entrance. Together with new public realm, hard and soft landscaping improvements, new access and servicing arrangements, plant, substation and associated works across Site A and Site B

Authority: Reigate and Banstead Borough Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Gilbert J

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the effect of the proposal on the significance of the designated heritage assets of Gatton, Linkfield Street, Redstone Hill, Redhill, and Warwick Road Conservation Areas, the Grade II listed buildings at the Baptist Chapel, Station Road, and Gatton Hall, the Grade II listed Lower Gatton Park Registered Park and Garden, and the non-designated heritage asset of the Central Platform, Redhill Station
the effect of the proposal on highway and pedestrian safety, including parking
the effect of the proposal on the living conditions of neighbouring occupiers at Quadrant House, with particular regard to daylight and sunlight
whether any harm identified, including conflict with the development plan, would be outweighed by other considerations

What decided it

The very substantial harm to the character and appearance of the area caused by the height, scale and design of the proposal was not outweighed by the benefits, even applying the tilted balance under NPPF paragraph 11(d).

the substantial benefit of 255 homes together with brownfield reuse, economic and other benefits were outweighed, when combined with heritage, highway/pedestrian safety and living-conditions harms, by the very substantial harm to character and appearance, such that the adverse impacts of granting permission significantly and demonstrably outweighed the benefits under NPPF paragraph 11(d)(ii)

Framework references: 11, 34, 58, 62, 78, 85, 90, 96, 116, 117, 125, 129, 130, 131, 135, 139, 146, 187, 212, 213, 215, 216, 232

Plan policies cited: CS1, CS2, CS4, CS6, CS8, CS10, CS11, CS12, CS13, CS14, CS17, DES1, DES2, DES4, DES5, DES6, DES7, NHE1, NHE2, NHE9, TAP1, CCF1, MLS1, INF1

Judgments cited: Pagham Parish Council v Arun District Council [2019] EWHC 1721 (Admin); Jones v Mordue [2015] EWCA Civ 1243; Pugh v Secretary of State for Communities and Local Government and others [2015] EWHC 3 (Admin); Barnwell Manor Wind Energy Limited v East Northamptonshire District Council and others [2014] EWCA Civ 137; Safe Rottingdean Ltd v Brighton and Hove City Council and others [2019] EWHC 2632 (Admin); R(Buckley) v. Bath & North East Somerset Council [2018] EWHC 1551 (Admin); R(Baker) v. SSCLG [2008] EWCA Civ 141; R (Isaacs) v SSCLG [2009] EWHC 557 (Admin); R(Harris) v. Haringey LBC [2011] PTSR 931; R(Friends of the Earth) v. Secretary of State for Transport [2021] PTSR 190; (Bridges) v Chief Constable of South Wales Police [2020] 1 WLR 5037; R (Bracking) v SSWPY [2014] Eq LR 60; Hotak v Southwark London Borough Council [2015] UKSC 30; R (Sheakh) v Lambeth LBC [2022] EWCA 457; R (Hurley & Moore) v SSBIS [2012] EWHC 201 (Admin); Hunston Properties Ltd v St Albans DC [2013] EWCA Civ 1610; Wainhomes v SSCLG [2020] EWHC 2294 (Admin); First Secretary of State v. Sainsbury's Supermarkets [2007] EWCA Civ. 1083; Hayden-Cook v SSCLG & Guildford Borough Council [2010] EWHC 2551 (Admin)

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.