44A Westow Street, London, SE19 3AH

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area, including the Upper Norwood Triangle Conservation Area
• the effect of the proposed development on the supply of employment land
• whether satisfactory delivery and servicing arrangements would be provided for the proposed commercial use
• whether the proposed development would provide adequate cycle parking
• the effect of the proposed development on the living conditions of nearby occupants on Westow Street, with particular regard to a sense of overbearing, loss of outlook, overlooking and increased noise disturbance
• the effect of the proposal on protected species
• whether the proposal would provide satisfactory living conditions for future occupants, in respect of outlook and provision of amenity space
• whether or not the proposed development should contribute to family sized accommodation
• whether the proposal would provide accessible and adaptable homes
• whether the proposal would be acceptable, having regard to its location on potentially contaminated land
• whether the proposed development would secure car-free housing

What decided it

The significant but less than substantial harm to the character and appearance of the designated heritage asset (Upper Norwood Triangle Conservation Area) combined with multiple other policy conflicts regarding employment land loss, servicing, cycle parking, neighbour amenity and ecology, which together outweighed the modest benefits of two residential units.