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Dismissed17 December 20253373463

Jellyfish House, 31 London Road, Reigate, RH2 9SS

Planning appeal 3373463 at Jellyfish House, 31 London Road, Reigate, RH2 9SS (Reigate and Banstead Borough Council) was dismissed on 17 December 2025 by Inspector Szymanski D, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development upon the setting and significance of designated and non-designated heritage assets.

Infill extensions and elevation amendments to create additional window openings plus upward extension to create 9 flats on new 3rd and 4th floors

Authority
Reigate and Banstead Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Szymanski D
Postcode
RH2 9SS

Main issues, as the Inspector framed them

  • the effect of the proposed development upon the setting and significance of designated and non-designated heritage assets
  • the character and appearance of the area, including the CA as a designated heritage asset
  • the living conditions of the occupiers of Nos 15 – 27 (odds only) Yorke Gardens and No 29 London Road with particular reference to outlook
  • the living conditions of the occupiers of Nos 15 – 27 (odds only) Yorke Gardens and Nos 29 and 29A London Road with particular reference to privacy, light and overshadowing

What decided it

The absence of substantive assessment and analysis regarding the proposed development's effects on the setting and significance of the Scheduled Monument (Reigate Castle) meant the heritage policies of the Framework were not met, providing a strong reason for refusal on this matter alone.

What the Inspector cited

Development plan policies
Policy NHE9Policy DES1
National Planning Policy Framework
Paragraph 202Paragraph 207Paragraph 208Paragraph 212Paragraph 213Paragraph 215Paragraph 135

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in Reigate and Banstead Borough Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed29 October 20266014528
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  3. Allowed5 October 20266007999
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  4. Invalid5 October 20266007401
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  5. Allowed28 September 20266007410
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.