®Planning appeal decision
The Sandrock, 152 Upper Shirley Road, CROYDON, CR0 5HA
a two storey, side and rear extension to The Sandrock Public House to provide an enlarged service (including front seating area) for the existing pub and conversion of the upper floors including extension to create four apartments. The construction of nine three storey houses to the rear with associated hard and soft landscaping, car parking, a new crossover along Sandrock Place, boundary treatment and cycle and refuse storage
- Authority
- London Borough of Croydon
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Mileham P
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area
- the effect of the proposed development on the living conditions of future occupiers having regard to accessibility, security, daylight and outlook
- whether the proposal would avoid harm to protected species and secure sufficient biodiversity net gain and urban greening
- whether the proposed development would be sufficiently viable to contribute towards affordable housing requirements
- the effect of the proposed development on the accessibility of the parking provision, recycling facilities and cycle storage
- whether the proposed development would secure affordable housing, employment and skills, air quality, carbon emissions offset, and parking and highway works contributions
What decided it
The proposal would result in greater harm to character and appearance and living conditions of future occupiers than the fallback permission, and there was unresolved uncertainty regarding harm to protected species, which together meant the benefits of housing delivery could not outweigh the identified harms and policy conflicts.
The benefits of 13 dwellings, affordable housing contribution, economic benefits from construction, biodiversity net gain above requirements, and retention of additional trees were outweighed by the harmful effects on character and appearance, living conditions of future occupiers, and unresolved uncertainty regarding protected species harm, resulting in conflict with the development plan as a whole
Framework references: 135
Plan policies cited: Policy SP4, Policy DM10, Policy SP2, Policy DM27, Policy SP2.4, Policy SP2.5, Policy SP2.6, Policy SP8, Policy DM13, Policy DM29, Policy DM30, Policy SP6, Policy SP6.2, Policy SP6.4, Policy DM25.3, Policy SP7.4, Policy DM28, Policy SP3, Policy SP8.15, Policy SP8.16
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.