I have recently objected to two planning applications. One for a 4 storey block of flats at 1 Sandhurst way (replacing the family home on the site), and plans for an 8 storey block of 79 flats on the site of the former Peugeot garage. You can read both below:
1 Sandhurst Way South Croydon CR2 0AH
Outline planning permission for the demolition of existing two storey detached dwelling house (including garages) and erection of a part three, part four storey building comprising 13 self-contained flats (4×3 bed, 8×2 bed and 1×1 bed), car parking, reinstatement of two vehicular crossovers along Sandhurst Way and new crossover along West Hill, cycle and refuse provision, hard and soft landscaping, communal/amenity/play space and external alterations (Access, Layout and Scale only).
I am writing to lodge my objection to the above planning application. My reasons are as follows:
– The proposal for 13 new homes spread over four storeys in a large block of flats would be a significant over-development of this site due to its size, height, density, footprint, bulk and massing and would be detrimental to the street scene
– The design and type of the block of flats proposed to sit on this site is completely out of character with the single family detached houses immediately adjacent to the site and will be detrimental to the street-scene
– At four storeys high, the building would be double that of the adjacent two storey family homes
– The proposal fails to respect the local development pattern, layout and siting and completely dominates the plot; neighbouring properties are generously spaced and respect the trees and green character of the area
It fails to respect the sensitive location right opposite Croham Hurst Woods, a Site of Special Scientific Interest (SSSI)
– The demand in the borough is for family houses with gardens, not flats
– Detrimental impact on adjoining occupiers due to overlooking and loss of privacy
– Loss of 21 mature or semi mature trees is unacceptable
– Concreting over of the majority of the garden space; the loss of natural vegetation and natural habitat would be considerable
– Insufficient on site parking provision
– Lack of consideration of any impact on local infrastructure: eg schools, GPs, drainage
– 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
– SP4.2 which requires development to be informed by the distinctive qualities, identity, topography and opportunities of the relevant Places of Croydon
– 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
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 … (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”
443A Brighton Road South Croydon CR2 6EU
20/02020/FUL
Demolition of existing buildings and the redevelopment of the site to provide a residential led, mixed-use, development comprising of up to 79 residential units (C3), 398 sqm GIA flexible commercial space (B1b, B1c and D1), with building heights ranging between 4, 6 and 8 storeys, associated parking and landscaping, and all necessary ancillary and enabling works.
Whilst I do believe that this site is suitable for re-development for housing, I am writing to lodge my objection to the above planning application. My reasons are as follows:
The proposal for 79 new homes spread over 8 storeys in a very large block of flats would be a significant overdevelopment of this site due to its size, scale, height, bulk, density and massing and would be detrimental to the street scene
The large L-shaped apartment block proposed to sit on this site is out of character with the single two storey family homes of traditional character design, opposite the site
The proposal for 8 storeys would be completely out of character in the locality in terms of height
The proposed design is too far forward on the site, creating a prominent and visually dominating effect which would be harmful to the street-scene
The design is cramped and overcrowded offering poor amenity to future occupiers, including insufficient natural daylight and sunlight in some of the flats
Opening the windows of the Brighton Road facing flats would compromise internal sound levels
Detrimental impact on adjacent occupiers due to overlooking, loss of privacy as well as loss of sunlight; affecting in particular residents living in Grange Road backing onto the site but also residents in other local roads
Detrimental impact on the residents in the Brighton Road homes opposite the site due to the prominence, height, size and massing of the development
Insufficient parking provision for residents and visitors: the roads around this area are already heavily parked
Insufficient affordable housing provision
Families need houses with gardens, not flats
Inadequate tree planting – far more mature specimens need to be introduced in and around this development – and existing mature trees protected
Lack of information around fire safety measures in the buildings
Lack of consideration of any impact on local infrastructure: eg schools, GPs
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
SP4.2 which requires development to be informed by the distinctive qualities, identity, topography and opportunities of the relevant Places of Croydon
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
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 … (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”
