Opposing the destruction of a family home for flats in Coulsdon

There has been yet another application to demolish a family home in favour of flats, this time in Coulsdon. You can read my objections to this below. Please do share this so that other people are aware of what’s currently happening to our part of the borough.


Demolition of existing dwelling and erection of a building to provide 9 residential units, with associated landscaping, parking, cycle and refuse storage

59 Reddown Road Coulsdon CR5 1AP

  1. The proposal for 9 new homes spread over 4 storeys – would be a significant overdevelopment of this site due to its size, height, density, footprint, bulk and massing and would be harmful to the street scene
  2. This section of Reddown Road is characterised by large, traditionally designed, detached and semi-detached family homes set in large gardens. 
  3. This contemporary design proposal completely fails to respect the scale, massing, height, form and layout of its surroundings and is at odds with the prevailing character and setting of the local environment
  4. There would be a detrimental impact on the amenities of adjoining occupiers due to overlooking, overbearing impact and loss of privacy
  5. Design offers insufficient amenity for occupiers to meet increased working from home space requirements as well as quality outside space
  6. Loss of mature trees and risk to retained trees
  7. Concreting over of garden space and the loss of natural vegetation and natural habitat
  8. The housing need is for family homes with gardens, not flats
  9. Inadequate parking provision for residents and visitors
  10. Lack of consideration of any impact on local infrastructure: eg long standing sewage issues in this area; drainage, schools, GPs
  11. Such intensification is no longer justifiable following the reduction in the London Plan housing targets

On these above grounds the application breaches the following policies:

Croydon Local Plan, February 2018 

  • Policy SP1.2 on page 13: “The Council will require all new development in the borough to contribute to enhancing a sense of place and improving the character of the area, whilst acknowledging the need for growth … Development proposals should respond to and enhance local character”
  • Policy DM10.1, page 86: “Proposals should be of high quality and, whilst seeking to achieve a minimum height of 3 storeys, should respect: a. The development pattern, layout and siting; b. The scale, height, massing, and density; c. The appearance, existing materials and built and natural features of the surrounding area; the Place of Croydon in which it is located….
  • DM10.6, page 87: “The Council will support proposals for development that ensure that; a. The amenity of the occupiers of adjoining buildings are protected; and that b. They do not result in direct overlooking at close range or habitable rooms in main rear or private elevations; and that c. They do not result in direct overlooking of private outdoor space (with the exception of communal open space) within 10m perpendicular to the rear elevation of a dwelling”

National Planning Policy Framework, July 2018

  • Paragraph 8(b) “protecting and enhancing our natural, built and historic environment”
  • Paragraph 122 – “Planning Policy and decisions should support development that makes efficient use of land that, taking into account (a) the identified need for different types of housing … (b) local market conditions …. (c) the availability and capacity of infrastructure and services … (d) the desirability of maintaining an area’s prevailing character and setting (including residential gardens)”
  • Clause 127 (c) “Planning policies and decisions should ensure that developments … (c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing appropriate innovation or change (such as increased densities)”
  • Paragraph 131 – applications should “fit in with the overall form and layout of their surroundings”

The best way that we can stop the council from continuing with this planning mess is through a Directly Elected Mayor. You can learn more about this campaign and download the petition here – https://democ.org.uk/sign-petition