Croydon's Planning Committee has approved plans for a new block of flats and two houses on Harewood Road, following a meeting on Thursday, April 30, 2026. The decision grants permission for the development at 13 Harewood Road, which will provide seven new homes.
Despite the approval, Councillor Danielle Denton and local residents had raised significant concerns. These included worries about overdevelopment, the impact on neighbouring amenity, and highway safety, particularly due to the site's low Public Transport Accessibility Level (PTAL). Planning officers, however, maintained that the scheme was policy compliant.
The committee's decision was finely balanced, with a 5-5 vote on the officer's recommendation to grant permission. The Chair ultimately cast the deciding vote in favour. A subsequent motion to refuse the application on grounds of overdevelopment, design, and highway safety also resulted in a tied vote, leading to the decision to delegate the final decision to officers.
Concerns over Amenity and Design
Councillor Denton and local residents voiced specific concerns regarding the 'impact on neighbouring amenity'. These included fears of overdevelopment and increased density. There were also anxieties about the safety, structure, and integrity of neighbouring buildings during construction, with past demolition phases cited as evidence of poor practices. The scale of proposed excavations raised concerns about ground movement, vibration, and changes to the water table, potentially undermining foundations and causing subsidence. Waste management and fire safety during construction were also highlighted. Residents worried about increased noise and emissions from idling vehicles due to a proposed drop-off and pick-up area, as well as light disturbance from low-level lighting at night. The need for mature trees along rear boundaries to mitigate noise and provide screening was also stressed.
For the development at 13 Harewood Road, specific design elements were questioned. Plans include a three-storey block of flats and two detached two-storey houses. Concerns were raised about the play space provision for upper-floor flats, its integration into the neighbourhood, and potential overshadowing of the northeast-facing private amenity space for lower flats. The accuracy of drawings was questioned, and visibility splays were noted as non-compliant with guidance due to a street tree and third-party land. The single-lane driveway was seen as a potential issue for simultaneous vehicle entry and exit. The privacy of amenity space for adjoining neighbours at number 11 was also a concern, as was the maturity of proposed planting for quick screening. Requests were made for opaque film on north-facing windows and for lighting in the car park and ceilings to minimise northward spill. The lack of pavement for pedestrian access to the rear and the adequacy of defensible space for ground-floor bedrooms were also points of contention. The privacy offered by recessed balconies was questioned, with a plea for more private railings or laser-cut balustrades. The bin store arrangement for rear houses, over 70 meters from the front, and reliance on a private management company were also noted.
Understanding PTAL and Highway Safety
The site at 13 Harewood Road has a PTAL rating of 0, classified as 'poor'. This contrasts with the Trinity School development, which has a PTAL of part 2 and part 3, described as 'low Public Transport Accessibility'. Another site at 24 Church Hill also has a 'poor' rating with a PTAL of 1A.
To mitigate highway safety concerns related to the low PTAL of 0 at 13 Harewood Road, eight car parking spaces are proposed for seven residential properties, which is below the London Plan maximum. A parking survey indicated sufficient on-street parking availability. The development includes an internal road with passing places and electric vehicle charging provision. Twelve secure and weatherproof cycle parking spaces are also included. A construction logistics plan and a legal agreement for waste transfer are part of the proposals.
For the Trinity School development, which has a PTAL of part 2 and part 3, proposed highway safety measures include reconfiguring internal access, a 18-vehicle pick-up and drop-off area, and parking for 3 minibuses. A total of 175 dedicated staff and visitor parking spaces are planned, along with enhancements to pedestrian access. A Travel Plan to encourage sustainable transport will be secured via a Section 106 agreement.
Policy Compliance and Delegated Decision
Planning officers deemed the scheme 'policy compliant' based on several assessments. They considered the scale and massing appropriate, and impacts on light, privacy, and outlook acceptable. Transport provisions, waste capacity, flooding strategies, fire safety, and biodiversity measures were all found to be acceptable or to be addressed by conditions. While play space for upper flats was not fully provided, it was deemed acceptable based on a previous inspector's assessment. Despite the low PTAL, the proximity to bus stops and available on-street parking led officers to conclude there would be no unacceptable parking stress or highway safety issues. The design was noted to incorporate traditional features and reference an adjacent development approved on appeal.
The tied vote on the motion to refuse the application on grounds of overdevelopment, design, and highway safety meant the committee could not make a definitive decision. Consequently, the final decision has been delegated to officers. The report indicates that if a legal agreement has not been completed within four months of the planning committee meeting, the Director of Planning and Sustainable Regeneration has the delegated authority to refuse planning permission.
Public reports pack 30th-Apr-2026 18.30 Planning Committee.pdf Agenda frontsheet 30th-Apr-2026 18.30 Planning Committee.pdf
