The value of talking… and listening: Case Study in Redhill

"The greatest compliment that was ever paid me was when someone asked me what I thought, and attended to my answer" Henry David Thoreau

Further to the planning committee refusal for 70 flats on the former gas holder site in January 2024, the CCP was instructed to help Bellway with a revised planning application for 34 homes. The application was successful at Reigate and Banstead Planning Committee last week, winning 7 of the 11 votes of Councillors present with none voting against.

Councillors were clear about their reasons for refusal; arguments rehearsed at committee were heard again at the Appeal: the proposed flatted blocks would create an over development of the site. There was also concern about the lack of provision of larger 3 and 4 bed homes while harm would be caused to the appearance of the local area whose vernacular is typified by Victorian and Edwardian terraced housing.

Bellway was successful at appeal, yet instead of ploughing ahead with the original quantum, we helped Bellway to use the opportunity to stop, really listen and appraise the next steps.

Careful listening

Bellway took time to listen carefully to councillor comments at the planning committee, the local community and town planners and the Planning Inspector when they dismissed the appeal. The CCP went out into the community boosting the listening exercise with an evolved approach that improved perceptions of the development; and fundamentally got planning consent. I want to thank both the ward Councillors and Bellway for agreeing to communicate as a principle and their bravery and frankness about their respective positions.

Challenging Viability

It may come as no surprise with an old gasometer site that one of the first hurdles to overcome was viability. With a reduced quantum of development came a significantly more challenging viability, not made any easier by its old use- sold decontaminated, the purchase price reflected an original 74 homes. Inflation in construction materials and a simultaneous significant decrease in market and affordable housing revenues and you quickly get the picture: it’s been very challenging.    

Although sadly no affordable homes were proposed on site Bellway offered an off-site affordable housing contribution of £300,000, further to the recommendation of Reigate and Banstead Borough Council officers.

The value of consultation

Through multiple meetings and genuinely consultative discussions with the ward councillors we set about as the C-3PO of the planning application- interpreting first the concerns we heard from the ward councillors into a language that Bellway could understand and then interpreting all the benefits of the planning application into a language that would be understood by the ward and planning committee councillors. Out went the ‘units’ and even the most beloved pet dog doesn’t live in a ‘dwelling.’ Finally our protocol and etiquette expertise were needed as we assisted our client with the final furlong: how to navigate planning committee itself.

With a positive officer recommendation all that was left was to promote the many highlights of the development using our own expertise of planning committees: which included much needed family homes and a good mix of housing types and sizes; in an area where there is considerable local housing need. There is now provision of predominantly semi-detached homes on a neglected brownfield site with building heights and features in keeping with the character of area. There has been extensive modelling and road Safety Audits to ensure high safety standards with above policy provision of parking and visitor spaces, safe access and egress; while S78 works will ensure there is no overspill parking onto the nearby street. Bellway set back its building line to widen the footway and provide cycle lane improvements and there will be 52 cycle parking spaces. All open spaces, parking and streets will be designed to enhance safety and deter crime. 52 new trees will be planted and a wildflower meadow planted.

If you find yourself needing to attend to the answers of the local community and politicians in the proximity of your next development, or just want to understand how the C-3PO of the development industry can help your next project, the CCP is more than happy to assist. With a country-wide reach of experts who have led planning committees steered local plans through the precarious political landscape, and overseen major infrastructure projects, you’re in safe hands for the next steps.