The Heating Centre 71 Brighton Road Horley Surrey RH6 7HL

1. 1.The proposed development by reason of the limited and restricted separation distance with the donor property and the proposed semi detached dwellings, their constrained and shallow front and rear gardens, would result in a cramped and overdevelopment of the site, which is compounded by the expanse of hardstanding to the frontage. The bulky external staircase, associated screen, and bin store would result in prominent flat roofed additions, and the top heavy design of the proposed semi detached dwellings as a result of the large dormer windows that dominate the roof space would cause harm to the character of the street scene and wider locality, contrary to policy DES1 of the Reigate and Banstead Development Management Plan 2019.
2. 2.The proposed development by reason of the restricted outlook to the bedroom window/door serving flat 02 (studio flat), the oppressive scale of structures adjacent to the common boundaries with this flat, and the failure of proposed unit/s to provide sufficient floor space in accordance with the Nationally Described Standards; the proposal would fail to create a sufficient level of amenity for future occupants, contrary to policy DES5 of the Reigate and Banstead Development Management Plan 2019.
3. 3.The proposed development by virtue of the scale and proximity of the pair of semi detached dwellings to the common boundary with no.1 Southlands Avenue, and the presence of rear roof lights, would result in the dwellings having an overbearing and oppressive impact on this property, and without evidence to the contrary, would result in direct overlooking of their rear garden. The proposed development would be harmful to the amenity of this property, contrary to policy DES1 of the Reigate and Banstead Development Management Plan 2019.
4. 4.In the absence of ecology information, the Council is unable to be satisfied that the proposal would not result in the harm to or loss of protected species or wildlife habitat, contrary to policy NHE2 of the Reigate and Banstead Development Management Plan 2019 and the provsions of the National Planning Policy Framework 2019.

From the council's decision notice.

Postcode

RH6 7HL

Application type

Full planning

Scale / size

Small

Parish

Horley Town Council

Date validated

22 December 2025

Consultation expiry

6 February 2026

Consultation start

16 January 2026

Consultation end

6 February 2026

Neighbour consultation start

8 January 2026

Neighbour consultation end

29 January 2026

Target decision date

16 February 2026

Agent address

First Floor The Old Wheel House 37 Church Street Reigate RH2 0AD

Statutory period

56 days

Planning Portal ID

PP-14572934

Documents

20

Constraints

23