29 Hollymeoak Road, COULSDON, CR5 3QA

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision Site visit made on 27 September 2022 by Jane Smith MA MA MRTPI an Inspector appointed by the Secretary of State Decision date: 21 October 2022 Appeal Ref: APP/L5240/W/22/3296592 29 Hollymeoak Road, Coulsdon CR5 3QA • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr T Carvall of Carvall Homes against the decision of the Council of the London Borough of Croydon. • The application Ref 21/05084/FUL, dated 5 October 2021, was refused by notice dated 29 March 2022. • The development proposed is demolition of existing dwelling. Erection of a two-storey building with roof accommodation comprising 6 flats. Provision of new access, parking spaces, refuse and recycling stores, secure cycle parking and communal landscaped amenity space. Decision 1. The appeal is dismissed. Preliminary Matters 2. The application was amended prior to determination, reducing the number of proposed flats from 8 to 6 and increasing the number of parking spaces from 8 to 9. Evidence from both parties confirms that these amendments were made prior to the Council’s decision.

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision I have therefore considered the appeal on the basis of the amended details and I have used the description as stated on the decision notice in the banner heading above. 3. Since the application was decided, the Council has revoked the Croydon Council Suburban Design Guide Supplementary Planning Document adopted April 2019, (SPD). Therefore, the reference to this SPD in the reason for refusal is no longer relevant and in reaching my decision I have not had regard to it. Main Issue 4. The main issue is the effect of the proposed development on the character and appearance of the area. Reasons 5. The appeal site is located in a residential area comprising substantial, predominantly detached houses in mature, spacious gardens. The architectural treatment of individual dwellings varies quite considerably, but plots generally contain a single detached dwelling, on two storeys, sometimes with additional accommodation in the roof. Since almost all of the existing dwellings are on one side of the road, Hollymeoak Road has a particularly leafy character, reinforced by the dense hedgerow and open fields opposite. https://www.gov.uk/planning-inspectorate

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision Appeal Decision APP/L5240/W/22/3296592 6. The land slopes down fairly steeply towards the east, along the length of Hollymeoak Road. The properties to either side of the appeal site are set at markedly different levels, following this sloping topography. This pattern is repeated along the length of Hollymeoak Road, with each successive dwelling stepping incrementally down the hill, in a manner which opens up views over and between the rooftops from higher sections of the road. 7. While the proposed building would be a similar width to the existing dwelling and set back a similar distance from the road, it would have a much more substantial depth from front to rear, with the outer roof slopes enclosing an expanse of flat roof. The considerable depth of the building would be exposed to view from higher sections of the road, in which it would appear bulky and imposing compared to the surrounding dwellings. 8. While Policy DM10.1 of the Croydon Local Plan 2018 says that development should seek to achieve a minimum height of 3 storeys, it also makes clear that proposals should respect the development pattern, scale, height and massing of the surrounding area.

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision The overall height of the proposed scheme would be closer to that of no. 31, which is set on the adjacent higher land, with a significant drop down towards no. 27 on the lower ground. As such, even when the split-level design is taken into account, the proposed building would interrupt the established rhythm of properties stepping more incrementally down the slope. 9. Although there are some substantial dwellings in the surrounding area, they have the scale and character of single detached dwellings and are well integrated into their garden settings, not dominating the street scene. The proposed building would be a clear departure from this pattern, due to its greater mass and more bulky proportions. Notwithstanding the use of some typical local features such as tile hung gables and hipped roof elements, its overall proportions would make it a dominant and imposing addition to the street scene, looking incongruous in this leafy environment on the very edge of the settlement. 10. My attention has been drawn to other developments in the surrounding area, but none are directly comparable to the proposed development.

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision The former site of 21 Hollymeoak Road is considerably larger than the appeal site, which has allowed for a development large enough to establish its own distinctive character. Of the two schemes referred to on Woodfield Hill, the application at no. 27 was still in progress at the time of the appeal, with no certainty as to the outcome. Furthermore, both that site and the recently developed scheme at no. 19 are larger than the appeal site. They are also in a part of the street scene which has substantial existing development on both sides of the road and a less leafy character than that of Hollymeoak Road. 11. High Oaks Close, to the rear of the appeal site, includes detached houses with deep plan forms, incorporating flat crown roofs. However, since these are within a private, gated cul de sac, set well behind the main road frontages, they are much less prominent within the wider street scene. These, along with other back garden developments mentioned, are also more consistent with the prevailing pattern of development, being individual detached houses. 12. I conclude that the proposed development would harm the character and appearance of the area.

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision As such, it would conflict with Policies SP4 and DM10 of the Croydon Local Plan adopted 2018 and with Policies D3 and D4 of the https://www.gov.uk/planning-inspectorate 2

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision As such, it would conflict with Policies SP4 and DM10 of the Croydon Local Plan adopted 2018 and with Policies D3 and D4 of the https://www.gov.uk/planning-inspectorate 2

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision Appeal Decision APP/L5240/W/22/3296592 London Plan adopted March 2021. These policies, amongst other things require that development which increases residential densities should also respect existing local character, including existing development patterns, scale, height and massing Other Matters 13. The proposed development was amended in response to advice from Council officers and was recommended for approval. However, Local Planning Authorities are not bound to accept the recommendations of their officers and my consideration of the appeal has been based on the evidence before me. 14. While the proposed development would contribute to the supply of housing and to economic growth, given the scale of the proposal such benefits would be limited in extent and would not outweigh the harm to the character and appearance of the area. Similarly, while the National Planning Policy Framework 2021 promotes the effective use of land in meeting housing need, this is not at the expense of ensuring all development is well designed, having regard to the capacity of the locality to accommodate change. 15.

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Appeal Decision Even if I were to agree with the appellant that the proposed development would provide good quality, family accommodation, avoid harm to the living conditions of adjoining occupiers, incorporate biodiversity enhancements, avoid adverse impact on flooding and make appropriate provision for access and parking, these considerations would not overcome the harm I have identified to the character and appearance of the area. 16. Consequently no other matters outweigh the clear harm that would result from the proposal, as set out in the foregoing main issues. Conclusion 17. For the reasons given above, having had regard to the development plan as a whole, along with all other relevant material considerations, I conclude that the appeal should be dismissed.

29 Hollymeoak Road, COULSDON, CR5 3QA — London Borough of Croydon — Jane Smith INSPECTOR https://www.gov.uk/planning-inspectorate 3