The Sandrock, 152 Upper Shirley Road, Croydon, CR0 5HA

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