26/00500/OUT
991 London Road Thornton Heath CR7 6JE
Demolition of the existing garage and the erection of a new building comprising two self contained dwellings. (Outline Application-All matters reserved).
The subdivision of the curtilage of 991 London Road would fail to retain the minimum garden length of 10 metres and minimum garden area required for the host dwelling following subdivision. The proposal is therefore unacceptable in principle and conflicts with Policy DM10.4(e) of the Croydon Local Plan (2018).
The proposed development, by reason of its siting, footprint, scale and two storey height of up to 11 metres, would result in a cramped and incongruous form of development that fails to respect the prevailing pattern, layout, scale and character of the surrounding area. The proposal would thereby conflict with Policies D3 and D4 of the London Plan (2021) and Policies SP4.1, SP4.2, DM10.1 and DM10.7 of the Croydon Local Plan (2018).
The proposed development, by reason of its siting, two storey height of up to 11 metres and separation distance from the retained dwelling at 991 London Road and the rear garden of 993 London Road, would result in an overbearing form of development, loss of outlook and a failure to demonstrate that direct overlooking of neighbouring rear gardens would be avoided. The proposal would thereby conflict with Policy D3 of the London Plan (2021) and Policy DM10.6 of the Croydon Local Plan (2018).
The applicant has failed to demonstrate that the car free nature of the development would not result in unacceptable overspill parking on Leander Road and surrounding residential streets where there is no Controlled Parking Zone in place to manage parking overspill. The proposal would thereby conflict with Policy T6 of the London Plan (2021) and Policies SP8.17, DM29 and DM30 of the Croydon Local Plan (2018).
Insufficient information has been provided to demonstrate that the demolition of the existing garage would not result in unacceptable harm to protected species. The Council is therefore unable to discharge its statutory duties under Regulation 9(3) of the Conservation of Habitats and Species Regulations 2017. The proposal would thereby conflict with Policy G6 of the London Plan (2021) and Policy DM27 of the Croydon Local Plan (2018).
The applicant has failed to demonstrate that the proposal qualifies for the de minimis exemption relied upon and the proposal therefore fails to comply with the statutory biodiversity net gain requirements under Schedule 7A of the Town and Country Planning Act 1990 (as amended) and the Biodiversity Gain Requirements (Exemptions) Regulations 2024.
In the absence of a legal agreement to secure a sustainable transport contribution of £1,500 per residential unit, the applicant has failed to demonstrate how the proposal would mitigate its transport impacts and promote sustainable modes of travel. The proposal would thereby conflict with policies SP8.13, SP8.17, DM29 and DM30 of the Croydon Local Plan (2018). In reaching this decision the Local Planning Authority has sought to work in a positive and pro-active manner based on seeking solutions to problems in the following way: To assist applicants the Local Planning Authority has produced policies and written guidance, all of which is available on the Council's website and offers a pre planning application advice service. The scheme does not comply with guidance and no pre application discussions were entered into. The Council is ready to enter into discussions with the applicants to assist in the preparation of a new planning application via the Council's Pre Application process. The Local Planning Authority's suggested improvements were not adopted by the applicant. The Local Planning Authority delivered the decision in a timely manner.