300-home mixed-use extension at Land At Sandcross Lane

What was proposed

The outline scheme proposed up to 300 homes, extra-care accommodation, traveller pitches, a scout hut, commercial use, a country park and infrastructure.

“This is an Outline Application with all matters reserved, except access, for the phased development of a mixed-use residential-led new sustainable urban extension at land south west of Reigate, comprising up to 300 residential dwellings, including, approximately 65 units of Extra Care/Assisted Living accommodation (C2 Use); 3 traveller pitches; a replacement scout hut; a retail/commercial use; a country park; and associated open spaces, landscaping and infrastructure.”

“The proposal would have the main vehicular site access off Sandcross Lane, to the north-west of and adjacent to the recent Bewley Homes Development (former Reigate Garden Centre) now called Ledger Gardens. A second access in proposed off Slipshatch Road to serve the Extra Care/Assisted Living element of the scheme. A third access is proposed off Whitehall Lane to serve the proposed traveller pitches.”

Officer report

Consultation responses

Most statutory consultees raised no objection subject to conditions or legal agreements, while the residents’ association objected to healthcare, transport and infrastructure impacts.

“SCC Highway Authority (CHA): no objection subject to a legal agreement and conditions to secure the required access arrangements and infrastructure improvements.”

“Planning Committee Agenda Item: 5 16 July 2025 23/01122/OUT behavioural choices of residents' eliminating or ameliorating these serious issues of healthcare provision) characterises the obvious and acknowledged problematical issues surrounding Transport infrastructure.”

Officer report

Public comments

There were 81 responses: 80 objections and one supporting response, with concerns including traffic, flooding, biodiversity, infrastructure, design and healthcare.

“Issue Response Property devaluation This is not a material planning consideration Noise & disturbance See paragraphs 6.53 to 6.62 Overshadowing See paragraphs 6.53 to 6.62 Overlooking and loss of privacy See paragraphs 6.53 to 6.62 Out of character with surrounding area See paragraphs 6.42 to 6.52 Overdevelopment See paragraphs 6.42 to 6.52 Poor design See paragraphs 6.42 to 6.52 Harm to Conservation Area Site is not within Conservation Area Harm to Area of Outstanding…”

“Planning Committee Agenda Item: 5 16 July 2025 23/01122/OUT Inadequate parking See paragraphs 6.13 to 6.23 Drainage and sewage capacity See paragraphs 6.75 to 6.81 and 6.90 to 6.91 Flooding See paragraphs 6.75 to 6.81 Harm to wildlife habitat and biodiversity See paragraphs 6.68 to 6.74 Crime fears See paragraphs 6.88 Impact on/lack of infrastructure and facilities/amenities in local area to support increased population See paragraphs 6.90 to 6.91 and 6.94 to 6.95 Loss…”

Officer report

Who spoke

A residents’ association representative spoke against the scheme, and the applicant’s agent spoke in support of housing, infrastructure and community benefits.

What members discussed

Members discussed the scheme’s age, NHS capacity, sewerage, woodland, allotments, density, affordable rent, road safety, scout facilities and cycle-path timing.

“A member of the Committee felt that this application was out of date and this development was not being built for the future. There was concern about NHS capacity. There was concern about sewerage and the development site connecting to an old sewer. An area of woodland had been felled on the site prior to the application. It was questioned whether there was an opportunity for allotments and a community orchard.”

“Affordable rents would be sought via the S106 agreement, and it was acknowledged that there was a big difference between affordable rent and social rent.”

Minutes

The committee’s decision

The committee granted outline planning permission subject to the recommended conditions, addendum changes and additional advice on transport and healthy streets.

“RESOLVED that outline planning permission be GRANTED subject to conditions as per the recommendation and addendum changes plus an additional informative:”

“The applicant is advised to incorporate the guidance of SCC’s Local Transport Plan 4 and Healthy Streets in preparing reserved matters submissions”.”

Minutes