81 Cherry Orchard Road, CROYDON, CR0 6BE

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the living conditions of neighbouring occupiers, with particular regard to outlook, daylight and sunlight
• the effect of the proposal on the living conditions of future occupiers, with particular regard to access to shared amenity space, outlook, noise and cycle parking
• whether the proposal would make an appropriate affordable housing contribution
• whether the proposal would provide satisfactory provision for servicing and storage of waste
• whether the proposal would provide an adequate level of car parking for disabled persons
• whether the proposal necessitates obligations including contributions towards carbon emission offsetting, air quality management, highway alterations, sustainable modes of transport and promotion, local employment and training strategy, and affordable housing and, if so, whether an appropriate mechanism to secure these has been secured
• the effect of the proposal on air quality
• whether the proposal can demonstrate compliance with the London Plan's energy hierarchy
• the effect of the proposal on drainage
• whether the proposal can demonstrate compliance with fire safety standards
• the effect of the proposal on protected species

What decided it

The cumulative and unresolved harms — particularly to character and appearance, neighbour and future occupier living conditions, and the failure to secure affordable housing and other necessary mitigation through a completed legal agreement — outweighed the benefits of the scheme.

The identified harms (character and appearance, neighbour and future occupier living conditions, parking, waste servicing, affordable housing shortfall, unresolved air quality/drainage/fire safety concerns, and unsecured obligations) weighed heavily against the proposal and were not outweighed by the moderate benefits of principle of development, reprovision of the public house, and economic benefits, resulting in conflict with the development plan as a whole.