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Lower Duxhurst Farm 15 Reigate Road Sidlow Surrey RH2 8QH

25/01572/FFull planningRefused
Full

Refused on 28 November 2025

Delegated (officer decision)2 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Demolition of barn and erection of 2no semi detached dwellings (Retrospective). As amended on 01/10/2025. As amended on 23/10/2025.

Received
12 September 2025
Decision level
Delegated (officer decision)
Public comments
8
Ward
Horley West And Sidlow
  1. Received12 Sep
  2. Validated12 Sep
  3. Consult.6 Nov
  4. Target7 Nov
  5. Decided28 Nov

Decided in 77 days (council typically 56)

About this application

This is a full planning application for demolition at Lower Duxhurst Farm 15 Reigate Road Sidlow Surrey RH2 8QH. Reigate has handled 1,506 applications of this type. This one was decided in 77 days, 3 weeks longer than Reigate's typical decision time. There have been 30 other applications at this address. In the past year there have been 90 applications across Horley West And Sidlow. We hold 911 applications in total for the RH2 postcode area.

91% of full applications at Reigate and Banstead Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. It is considered that the proposed building is materially larger than the building formerly on the site, would not be in the same use, and as a result causes substantial harm to the openness of the site and as a result would constitute inappropriate development in the Green Belt. No very special circumstances exist to clearly outweigh the harm by Town Hall, Castlefield Road, Reigate, Surrey RH2 0SH Help Line 01737 276000 reason of inappropriateness and the other identified harm. As such, the proposal is contrary to Reigate and Banstead Core Strategy Policy CS3 and Reigate and Banstead Development Management Plan Policies DES1 and NHE5 and the provisions of the NPPF (2024).
  2. It is considered that the new building on the site represents an unsympathetic addition which detracts from the setting of the neighbouring non-designated heritage assets. The building is of a poor design which fails to enhance the character and appearance of the area due to its incongruous form. As a result, the proposals fail to comply with Policy NHE9 and DES1 of the Development Management Plan 2019, and guidance within the Council's Local Character and Distinctiveness Design Guide SPD 2021 and the NPPF.

From the council's decision notice.

Application details

Postcode
RH2 8QH
Application type
Full planning
Scale / size
Small
Parish
Salfords And Sidlow Parish Council

Planning application dates

Date validated
12 September 2025
Consultation expiry
6 November 2025
Consultation start
23 October 2025
Consultation end
6 November 2025
Neighbour consultation start
16 September 2025
Neighbour consultation end
7 October 2025
Target decision date
7 November 2025

Planning decision

Statutory period
56 days

Appeal history

3378502
Allowed
Type: Planning AppealProcedure: Written RepresentationsDecision: 7 August 2026Dev Type: Minor DwellingsReason: Refusal

Additional information

Planning Portal ID
PP-14297341
Documents
27
Constraints
24

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Green belt: Reigate and Banstead
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Associated applications

  1. 2026
    30 Sep

    Submission of external materials schedule details pursuant to condition 2 of appeal permission 25/01572/F

    PendingDischarge of conditions25/01572/DET02
  2. 2026
    30 Sep

    Submission of electric charging details pursuant to condition 4 of appeal permission 25/01572/F

    PendingDischarge of conditions25/01572/DET04
  3. 2026
    30 Sep

    Submission of lighting details pursuant to condition 7 of appeal permission 25/01572/F

    PendingDischarge of conditions25/01572/DET07
  4. 2026
    30 Sep

    Submission of ecological enhancement plan details pursuant to condition 8 of appeal permission 25/01572/F

    PendingDischarge of conditions25/01572/DET08
  5. 2026
    30 Sep

    Submission of landscaping details pursuant to condition 12 of appeal permission 25/01572/F

    PendingDischarge of conditions25/01572/DET12
  6. 2025
    12 Sep

    Demolition of barn and erection of 2no semi detached dwellings (Retrospective). As amended on 01/10/2025. As…

    This applicationRefusedFull25/01572/F

Planning history at this site

20 other applications at this property, newest first.

  1. 2026
    20 Aug

    Erection of up to 9 self build dwellings.

    RefusedApplication26/01362/PIP
  2. 2026
    24 Feb

    Retention of hardstanding and associated temporary buildings

    RefusedRetention / Continued Use26/00057/RET
  3. 2024
    25 Nov

    Construction of new garage building. Construction of new drive/hardstanding.

    ApprovedCertificate of Lawfulness (Proposed Use)24/02132/CLP
  4. 2024
    23 Jul

    Construction of 3-car detached garage. Formation of new vehicular access and drive. Demolition of existing…

    ApprovedHouseholder24/01321/HHOLD
  5. 2024
    4 Jun

    Proposed change of use from an agricultural building to 2 dwellings (C3 Use class);

    ApprovedPrior Approval -Agricultural to Dwelling24/01060/PAP3Q
  6. 2024
    4 Jun

    Proposed change of use from an agricultural building to 2 dwellings (C3 Use class)

    ApprovedPrior Approval -Agricultural to Dwelling24/01054/PAP3Q

Source: Reigate

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