23 EDGAR ROAD, CROYDON, CR2 0NJ

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — Appeal Decision Site visit made on 25 October 2024 by N Praine BSc (Hons) MA MRTPI an Inspector appointed by the Secretary of State Decision date: 18 November 2024 Appeal Ref: APP/L5240/W/24/3344964 23 Edgar Road, South Croydon CR2 0NJ • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Daniel Parsons against the decision of the Council of the London Borough of Croydon. • The application Ref is 24/00013/FUL. • The development proposed is described as the amalgamation of 2 x 1 bed flats to provide 1 x 3 bedroom single dwellinghouse. Decision 1. The appeal is allowed and planning permission is granted for the amalgamation of 2 x 1 bed flats to provide 1 x 3 bedroom single dwellinghouse at 23 Edgar Road, South Croydon CR2 0NJ in accordance with the terms of the application, Ref 24/00013/FUL, subject to the conditions in the attached schedule. Main Issue 2. The main issue is the effect of the proposed development on housing provision within the borough. Reasons 3. The proposed development would merge two flats into a single dwellinghouse.

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — Appeal Decision Policy SP2.2 of the Croydon Local Plan 2018 (“the Local Plan”) states that the Council will seek to deliver 32,890 homes between 2016 and 2036. The policy confirms that this will be achieved by not permitting developments which would result in a net loss of homes1. 4. Therefore, the net loss of one home would have a negative effect on housing provision within the borough. The proposed development would therefore fail to accord with the relevant provisions of Policy SP2 of the Local Plan which, amongst other things, seek to create a sufficient number of homes for people in the Borough. Other Matters 5. The appellant states that there is currently an imbalance in housing delivery of three-bedroom homes. Paragraph 4.10 of the Local Plan suggests that 50% of new homes should have three or more bedrooms, however, analysis suggests that to meet this demand on sites likely to come forward for development is impractical. 1 Section g of Policy SP2.2 https://www.gov.uk/planning-inspectorate

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — Appeal Decision Appeal Decision APP/L5240/W/24/3344964 6. Furthermore, the appellant states that there has been a steady decline in the number of new homes being delivered with three or more bedrooms and the Council’s Annual Monitoring Records (“AMR”) show a delivery rate of 16% in 2020/21 and 2021/22. The evidence before me therefore suggests an increasing need to promote the delivery of three-bedroom homes. 7. I appreciate the loss of an existing dwelling would be contrary to policy. However, there should be a choice of housing in balanced communities which meet the specific housing requirements of all groups within the Borough. The Local Plan states that meeting the demand for three or more-bedroom homes on sites likely to come forward is impractical. This has been broadly supported by the delivery rates in 2020/21 and 2021/22 as given in evidence by the appellant and this evidence is not substantially challenged by the Council. 8. I therefore find, in this case and for the reasons put to me, that the impact on housing supply is moderated by the quantum of housing which would be lost and apparent supply of housing more generally, albeit such supply targets are a minimum requirement rather than a cap.

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — Appeal Decision Nonetheless, when tying these factors together, the harm associated with the loss of housing would carry significant weight. 9. However, the benefits of contributing toward the increasing demand for three- bedroom dwellings in a current context where meeting such demand is ‘impractical’ on sites, as borne out in the AMR, weighs in favour of the development. While development would be limited to one, three-bedroom dwelling, it nevertheless contributes to the identified demand. 10. The proposed development would also remove an element of overlooking from the first floor flat into the garden of the ground floor flat. All these benefits in combination would carry substantial weight which would outweigh the harm identified and would tip the planning balance in the appeal scheme’s favour. Conditions 11. The Council has suggested a list of conditions which I have considered and where necessary amended in line with national policy and guidance. In the interest of certainty, conditions specifying time and the approved plans are required.

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — Appeal Decision It is also necessary to protect the living conditions of those living at and near to the site and to agree a fire strategy, however, provided these are agreed prior to occupation there is no documented reason before me to impose a prior to commencement condition. 12. Cycle storage details have not been provided. The proposed development has a side access and generous rear garden. I see no reason why future occupiers would struggle to access bikes to come and go from the site. The exact details regarding the design and location of the cycle stores would need to be agreed and as such a condition to achieve this is necessary. The agreement of refuse details and measures to ensure the efficient use of water are also necessary. https://www.gov.uk/planning-inspectorate 2

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — Appeal Decision Appeal Decision APP/L5240/W/24/3344964 Conclusion 13. For the above reasons, having regard to the development plan as a whole and all other relevant considerations, the appeal is allowed subject to the conditions listed in the attached schedule.

23 EDGAR ROAD, CROYDON, CR2 0NJ — London Borough of Croydon — N Praine INSPECTOR Schedule of Conditions (5 in total) 1) The development hereby permitted shall begin not later than 3 years from the date of this decision. 2) The development shall be completed and retained entirely in accordance with the following approved drawings: PL-001 Rev D and PL-002 Rev C. 3) Prior to occupation of the development hereby permitted, the following details shall be submitted to the Local Planning Authority for approval: 1) the appearance, layout, and capacity of the refuse store; and 2) the appearance, layout, and capacity of the cycle store. Once approved, all of the above details associated with this condition shall be fully installed in compliance with these details and retained/maintained for so long as the development remains in existence. 4) The development shall achieve a water use target of 110 litres per head per day. 5) Prior to occupation of the development hereby permitted, a 'Planning Fire Safety Strategy' shall be submitted to and approved in writing by the Local Planning Authority. The development shall only operate in accordance with the details approved. End of Schedule https://www.gov.uk/planning-inspectorate 3