Planning Report – November 2019

Applications

Planning Sub-Committee Meeting (21st November 2019)
Decided
Awaiting Decision

Planning Complaints

Additional Matters

Applications

Planning Sub-Committee Meeting (21st November 2019)

151 Wickham Road – Ref: 19/04149/FUL
Erection of a two storey stepped, side and rear extension with alterations to the roof and additional rear dormer, retention of the existing commercial unit and construction of four additional self-contained apartments.

This site has a previous approved application for a bungalow with basement which we objected to but was granted permission at Committee on 23rd Feb 2018.

This application replaces that previous application.

The Policies Map shows that this proposed development is within the (Urban) Shirley Primary Shopping Area DM45.1 but is NOT within an area designated for “Focussed Intensification”.

This is clearly an overdevelopment for this Urban Primary Shopping Centre location for the available public transport infrastructure as the proposal has no car parking provision and as the applicant has NOT supplied any justification for NOT meeting the Policy 3.4 or any replacement policy. This application should be refused as over-development for the location at this PTAL of 3 for a more appropriate Residential and Housing Density proposal. The Residential Density requires a PTAL of 5.26 and Housing Density requires a PTAL of 5.722 at a location with a TfL current and forecast PTAL at 2031 of just 3, without any justification as required of the London Plan Supplementary Housing Guide para 1.3.8.

This proposed development does NOT fully meet the current adopted London Plan Policy 3.5 for quality and design of housing developments for future occupants, for the life of the development and as there are no justifiable reasons quoted for NOT meeting the policy in full, this application should be refused.

For a 4x1bed Unit and 1×2 bed Unit accommodation, the London Plan Policy 3.6 interactive spreadsheet requires a minimum Play Space for Children of 9.3m2 using the GLA Benchmark of standard 10m2 of dedicated play space per child. As there is no allocation whatsoever, this proposed development should be refused on the grounds of non-compliance to the London Plan Policy 3.6 Play Space for the future children of the families of this proposed development.

At an Urban Setting, PTAL 3 Recommended Residential Density of 450 hr/ha and Housing Density of 170 u/ha the parking provision in accordance with London Plan Policy 6.13 Table 6.2 requires up to One space per unit. There are none!

The proposed development NOT incorporate ANY high quality communal outdoor amenity space and is NON- COMPLIANT to Policy DM10.5 and therefore this proposal be refused.

Unit 2 Private Balcony is configured as ≈1.5m wide which means the depth is ≈3.33m which is an awkward configuration considering it is unlikely to ever get direct sunlight and therefore non-compliant to Policy DM10.6 d).

The Flat roof-forms for Unit 2 and Unit 3 do not positively contribute to the local character roof forms as all local roof forms are of pitched tiled roofs. This detracts from the historic architecture of the local Centre and should therefore be avoided and the roof form of local character be implemented. Therefore, this proposal is non-compliant to DM10.7 para d) and should be refused.

The proposed development has virtually no landscaping area which could be considered attractive and therefore is non-compliant to Policy DM10.8 in its entirety.

The proposed development does not reflect the architecture of the existing and surrounding character or features of the existing structures and is therefore NOT compliant to Policy DM10.9 para a), b & d). and should be refused.

MORA Objection sent: 18th Sep 2019
Consultation Closes: 27th Sep 2019
Target Decision: 28th Oct 2019
• Total Consulted: 44
• Objections: 5
• Supporting: 0
Councillor referrals: Councillor Sue Bennett (24th Sep 2019)
Case Officer Report recommends: Grant Approval
Planning Committee Slot: 21st Nov 2019

Further developments are in the December 2019 Planning Report.

Decided

17 Orchard Avenue – Ref: 19/00131/FUL
Demolition of existing detached house, erection of 2- storey building with further floor of accommodation in roof-space comprising 1 x 1 bedroom flat, 3 x 2-bedroom flats and 1 x 3 bedroom flat, formation of vehicular access and provision of 4 associated parking spaces and refuse storage.

We objected on the grounds that the proposal does not meet London Plan Policy 3.5 minimum space standards for new dwellings and is non-compliant to Policy DM10.4 Private Amenity Space.

SPD2 Para 2.29 requires Height of projection of neighbouring properties should be no greater than 45° as measured from the Centre of the closest habitable room on the rear of the neighbouring property. The projected 45° line is not clear of the proposed structure and thus fails the Policy SPD2 45° Rule.

We also objected to this proposal on the grounds that it does NOT meet the requirements of Policy DM13 or Council Guidance on Refuse & Recycling for New Developments.

The proposal is non-compliant to Policy: Shirley Place Homes para 11.200 & Character, Heritage and Design para 11.202, and the policy Shirley Place Transport para 11.205 has NOT been fulfilled.

On 31st July amended drawings were uploaded to the online register.

Revised planning application involving demolition of existing detached house, erection of 3-storey building with further floor of accommodation in roofspace comprising 3 x 1 bedroom flat, 4 x 2-bedroom flats and 1 x 3 bedroom flat, formation of vehicular access and provision of 4 associated parking spaces and refuse storage.

The new plans have increased the height of the development by an additional storey.

Planning Committee Agenda Item 6.1 – Wednesday 6th November.
Susannah Angold, Estate Manager for Peregrine Gardens  and Councillor Sue Bennett spoke on behalf of affected residents.

Voted 6:4 to Grant Permission.

MORA Objection sent: 3rd Apr 2019
MORA Objection (Amended Drawings) sent: 5th Aug 2019
Consultation closed: 10th Apr 2019 extended to 23rd Aug 2019
Target Decision: 5th May 2019
• Total Consulted: 42
• Objections: 16
• Supporting: 1
Councillor referral: Councillor Richard Chatterjee (16th Apr 2019)
Case Officer Report recommends: Grant Approval
Planning Sub-Committee Slot: 6th Nov 2019
Permission Granted: 6th Nov 2019

Further developments are in the December 2019 Planning Report.

Awaiting Decision

16-18 Ash Tree Close – Ref: 19/04705/FUL
Demolition of the existing dwellings. Erection of 8 x 3-bed semi-detached dwellings with associated access, parking, refuse and cycle stores.

Flyer for download and distribution.

Suggested Reasons for refusal:

  • Over Development Residential Density at close on 300hr/ha for Public Transport Accessibility Level (PTAL) at 1a (should be between 150 to 200hr/ha at PTAL 1a);
  • Over Development Housing Density at close on 60 units/ha at PTAL 1a (should be ≈48 units/ha at PTAL 1a);
  • Densities would require a PTAL of >5 for Residential Density and approaching 3 for Housing Density when the locality has PTAL of 1a (numerically = 0.66);
  • Bed Spaces for 40 new occupants and only 8 car parking spaces;
  • Inappropriate Refuse and Recycling Storage for each dwelling;
  • Access limited width and parking difficult to negotiate ingress and egress.
  • The access would limit the available turning head for existing residents at Ash Tree Close Cul-De-Sac.

MORA Objection Sent: 20th Oct 2019
Consultation Closes: 30th Oct 2019
Target Decision: 27th Nov 2019
• Total Consulted: 8
• Objections: 50
• Supporting: 0
Councillor referrals: Councillor Sue Bennett (31st Oct 2019) and Councillor Richard Chatterjee (5th Nov 2019)

Further developments are in the December 2019 Planning Report.

Orchard Park High School – Ref: 19/04183/FUL
Single storey rear extension, conversion to community gym including external alterations and access arrangements

Design & Access Statement
8.0 Conclusion

  • The opportunity to implement this scheme would utilise an existing building.
  • We believe the conversion to the existing facility will offer fitness to a wider customer base and prove an asset to the area.
  • The change of use for Use Class D2.
  • The proposal will create a range of full-time part time and self-employment opportunities within the local economy.
  • The proposed scheme will involve a large invest by the applicant and will provide a high-quality facility. The facility will offer fitness to a wider customer base and prove a long-term asset to the area.
  • Taking all the above into consideration, we believe the proposal brings into use a vacant building, in a suitable location and satisfies planning policy.

Consultation Closes: 16th Oct 2019
Target Decision: 8th Nov 2019
• Total Consulted: 44
• Objections: 0
• Supporting: 0

Further developments are in the December 2019 Planning Report.

Land R/O The Shirley Inn Public House 158 Wickham Road Croydon: 19/03279/FUL
Erection of a residential development of two detached three storey buildings comprising a total of 6 flats (2×1 bed, 2×2 bed, 2×3 bed), provision of refuse and cycle storage, hard and soft landscaping and provision of two parking spaces.

The proposed development is outside the MORA area but in the Shirley North Ward. The application is in the Spring Park Residents’ Association (SPRA) Area, but we are in support in objecting to this development.

The proposed development fails to meet the objectives of London Plan Policy 3.4 – Optimising Housing Potential Table 3.2 in relation to an Excessive Residential Density of 459.77 hr/ha requiring a local PTAL of 5.031 when the local PTAL is actually only 3 and forecast to remain at PTAL 3 until 2031.

There is no allocated play space for children of the future occupants of this proposed development.

The development has inadequate parking provision in an Urban Shopping Locality of PTAL 3 of only two Parking Bays when the current London Plan Policy 6.13 requires up to 1.5 space at PTAL 3 and Residential Density of 459.77hr/ha & Housing Density of 114.94 units/ha which equates to 9 Parking Bays for 6 dwellings.

This proposed development also does not meet the Croydon Local Plan Policy DM10.1 in that development in the grounds of an existing building which is retained shall be subservient to that building. It also fails to meet the objectives of Policy DM10.9 a) & b) in that the proposed development does NOT respect or enhance the local character specifically the architecture of the host Shirley Inn and Public House.

We objected to this proposed development on grounds of direct overlooking into gardens and properties of Barmouth Road.

MORA Objection Sent: 2nd Aug 2019
Consultation Closed: 11th Aug 2019
Target Decision: 6th Sep 2019
• Total Consulted: 45
• Objections: 65
• Supporting: 0
Councillor referral: Councillor Sue Bennett (15th Aug 2019)

Further developments are in the December 2019 Planning Report.

Planning Complaints

37 Woodmere Avenue – Ref: 19/03064/FUL
Demolition of existing dwelling. Erection of two storey building (with roofspace accommodation) comprising 8 flats (1 x 3 bed, 5 x 2 bed and 2 x 1 bed) with associated car parking, amenity space and cycle and waste stores.

Flyer for download and distribution.

Suggested Reasons for refusal:

• Over Development Housing Density @ 91.43u/ha; should be between 40 to 65u/ha
• Over Development Residential Density @ 342.86hr/ha; should be between 150 to 200hr/ha
• Densities would require a PTAL of 5.91 for Residential Density and 4.71 for Housing Density when the locality has PTAL of 1a (numerically = 0.66)
• Inadequate Car Parking spaces 8 for the 26 occupants should be 12 spaces.
• Over Development with regard massing and bulk as compared to existing surrounding properties.

Planning Committee Agenda Item 6.1 – Thursday 26th Sep 2019.
Local Resident Richard Chambers spoke on behalf of local residents.
Our local councillors failed to register and therefore could not speak on behalf of local residents.
Voted 5 : 4 to Grant Permission

MORA Objection sent: 24th Jul 2019
Consultation Closed: 4th Aug 2019
Target Decision: 5th Sep 2019
• Total Consulted: 29
• Objections: 18
• Supporting: 0
Councillor Referral: None
Case Officer Report recommends: Grant Approval
Planning Committee Slot: 26th Sep 2019
Permission Granted: 26th Sep 2019

MORA Stage 1 Complaint (17th Oct 2019) Our Complaint comprises the following issues:
1. Failure to apply the current adopted London Plan Policy 3.4 to Optimise the Housing Potential in accordance with the Policy on Residential and Housing Density appropriate for the locality at a suburban setting and at PTAL of 1a. Based upon a false determination of Residential Density by incorrect analysis of number of Habitable Rooms.
2. Failure to consider the overbearing nature of the proposed development to 2b Tower View with regard to Policy SPD2 Figure 2.11 c: Height of projection beyond the rear of neighbouring properties to be no greater than 45 degrees as measured from the middle of the window of the closest habitable room on the rear elevation of the neighbouring property.
3. Failure to consider the unreasonable closeness of facing windows at Unit 1 overlooking and invasion of privacy toward (bedroom) window at the adjacent bungalow at 2b Tower View at separating distance of 5.25m.
4. Overbearing massing of proposed development in relation to surrounding properties.
5. Infraction of Planning Policies on grounds that it is more imperative to meet housing targets than to countenance and implement adopted Planning Policies. (Case Number CAS-105503-W1M7W2).
Stage 1 Response (14th Nov 2019) from Pete Smith, Head of Development Management.
MORA Stage 2 Complaint (1st Dec 2019)

Further developments are in the December 2019 Planning Report.

Pegasus (18a) Fairhaven Avenue – Ref: 19/01761/FUL
Demolition of existing dwelling and erection of a 3-storey block, containing 2 x 3 bedroom, 6 x 2 bedroom and 1 x 1-bedroom apartments with associated access, 9 parking spaces, cycle storage and refuse store.

Although the proposed development presented is architecturally acceptable, the proposal fails on a number of design requirement Planning Policies which are unacceptable for future occupants for the life of the development.

We objected on grounds of over-development and non-compliance to the London Plan Policy 3.4. The proposed development does not fully meet the minimum space standards as required by the London Plan Policy 3.5. The width of the access drive is unacceptable and fails to meet the requirements of SPD2 guidance.

We also objected to this proposed development on grounds of inadequate parking provision and non-compliance to the London Plan Policy 6.13 and London Plan Policy 6.11. We objected to the proposed development on grounds that it does not meet the 45° Rule on height as measured from the adjacent dwelling ground floor window as required by the recently adopted Supplementary Planning Document SPD2. We objected to this proposed development on significant issues relating to Refuse Storage facilities on grounds that it does NOT fully meet the requirements of Policy DM13.1, DM13.2 on Refuse and Recycling or requirement of BS 5906:2005.

Planning Committee Agenda Item 6.8 – Thursday 20th June.
MORA Chairman Sony Nair spoke on behalf of MORA and Local Residents.
Councillor Sue Bennett spoke on behalf of Local Residents.
Voted 6 : 4 to Grant Permission

The Decision Note at Condition 13 States:
13 The development hereby approved shall be undertaken in strict accordance with the Surface Water and SuDS Assessment.
Reason: To ensure that the principles of sustainable drainage are incorporated into the development and to reduce the impact of flooding.

However, there is no mention of the Chaffinch Brook issues or advice from the Chaffinch Brook Flood Alleviation Study (FAS) or the suggested need to raised the development by a few bricks to overcome any surface water issues as the locality suffers 300mm to 900mm probability of surface water flooding. This proposed development will increase the volume of surface water and soil waste and sewage into local drains and thence into the Chaffinch Brook and in times of high precipitation could significantly increase the probability of higher surface water flooding due to the increased number of households.

MORA Objection sent: 8th May 2019
Consultation closes: 17th May 2019
Target Decision: 7th Jun 2019
• Total Consulted: 29
• Objections: 22
• Supporting: 0
Councillor Referral: Councillor Richard Chatterjee (23rd May 2019)
Case Officer Report recommends: Grant Approval
Planning Committee Slot: 20th Jun 2019
Permission Granted: 20th Jun 2019

MORA Stage 1 Complaint (21st Jul 2019) Our complaint is threefold:
1. The failure of interpretation of the current adopted planning policies to ensure cumulative development proposals fully meet the requirements for the localities’ existing and planned public transport infrastructure.
2. The failure to fully consider the implications of ‘Access’ limitations which are noncompliant to SPD2 section 29 and the resulting local parking stress.
3. The lack of consideration of contribution to Flood Risk into the Chaffinch Brook or to obtain advice from the Chaffinch Brook “Flood Alleviation Study” (FAS) to verify whether the proposal would contribute to increased risk of local flooding and contribute to the Chaffinch Brook culvert and flood risk toward Bywood Avenue (Case Number: CAS-73997-G6H8D7).
Stage 1 Response (12th Aug 2019) from Pete Smith, Head of Development Management.
MORA Stage 2 Complaint (19th Aug 2019) Case Reference: CAS-73997-G6H8D7
Stage 2 Response (15th Oct 2019) from Shifa Mustafa, Executive Director of Place
Escalation to the Local Government Ombudsman (11th Nov 2019) Case ID Number 19 013 770.

Further developments are in the December 2019 Planning Report.

32 Woodmere Avenue – Ref: 19/00783/FUL
Demolition of the existing property and the erection of a replacement detached two storey building with accommodation in the roof-space, comprising 7 self-contained flats (2 x 1 bedroom, 3 x 2 bedroom and 2 x 3 bedroom) with 5 off street car parking spaces, bike store, integrated refuse store and site access.

Although the proposed development presented is architecturally acceptable the proposal fails on a number of design requirement Planning Policies which results in an overdevelopment of the proposal for the locality and would not provide acceptable living conditions for future occupants. We therefore objected to this proposed development on grounds of over-development and non-compliant to the current adopted London Plan Policy 3.4 Optimising Housing Potential due to excessive Residential Density of 350hr/ha and excessive Housing Density 116.67 u/ha at a locality of PTAL 1a. without justification.

On 9th May amended drawings were uploaded to the online register.

  • Amended Street Scene Elevations
  • Proposed Floor Plans
  • OS plans & Existing and proposed Block Plan
  • Existing and Proposed Elevations

The changes provide new internal arrangements to meet the London Plan Policy 3.5 Table 3.3 minimum space standards.

In addition, the Refuse Store has been moved nearer the front (previously where Unit 2 En-suite bathroom and Bedroom was located) and now has sliding doors so overcoming the non-compliance to Policy DM13 Refuse & Recycling, but Access passageway is still only 1.1m width (should be 2m).

Residential & Housing Densities remain excessive and the 45° Rule for adjacent property still remains.

Planning Committee Agenda Item 6.7 – Thursday 20th June.
MORA Chairman Sony Nair spoke on behalf of MORA and Local Residents.
Councillor Sue Bennet spoke on behalf of Local Residents.
Voted 6 : 4 to Grant Permission.
Conditions: TBC

MORA Objection sent: 14th Mar 2019
MORA Objection (Amended Drawings) sent: 28th May 2019
Consultation Close: 24th Mar 2019 – Extended to 30th May 2019
Target Decision: 16th Apr 2019
• Total Consulted: 46
• Objections: 25
• Supporting: 0
Councillor referral: Councillor Richard Chatterjee (29th Mar 2019)
Case Officer Report recommends: Grant Approval
Planning Committee Slot: 20th Jun 2019
Permission Granted: 20th Jun 2019

MORA Stage 1 Complaint (4th Jul 2019) relevant Planning Policies were NOT adequately considered in the determination of this planning application (Case Number: 5039127).
Stage 1 Response (26th Jul 2019) from Pete Smith, Head of Development Management.
MORA Stage 2 Complaint (4th Aug 2019) Case Reference: CAS-79367-X3T0W3.
Stage 2 Response (10th Sep 2019) from Heather Cheesbrough, Director of Planning & Strategic Transport.
Escalation to the Local Government Ombudsman (1st Oct 2019) Case ID Number 19 011 300.

Further developments are in the December 2019 Planning Report.

Additional Matters

Croydon Local Plan Review

Croydon is reviewing its 2018 Local Plan to tackle the climate emergency and address the housing crisis.

The suggestions given in the consultation documents have the capacity to greatly affect the Shirley area with the potential of a new tramline extension along Wickham Road and up to 50 additional 9-unit flats being developed, and we highly recommend taking a look at the documents below:

Croydon Local Plan Review – Issues and Options 2019 (Ch1 Introduction and Strategic Options).pdf

Croydon Local Plan Review – Issues and Options 2019 (Ch2 Themes).pdf

Croydon Local Plan Review – Issues and Options 2019 (Ch3 Shirley).pdf

Due to be adopted in 2022, the review will update the vision and strategy for Croydon’s growth up to 2039 and set out how the council will continue to deliver much-needed new homes, jobs and community facilities.

You can comment on the proposals online. The consultation is split into three sections:

  • Strategic options
  • Themes
  • Places

The Issues and Options consultation, which is based around three spatial strategies, sites and planning policies necessary to meet these needs will run from 8 November 2019 until 13 January 2020.

Further developments are in the December 2019 Planning Report.

DEREK RITSON
MORA Planning

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