Croydon Council's Planning Sub-Committee has refused planning permission for a development proposed at 13 Harewood Road, South Croydon, citing significant concerns over overdevelopment, infrastructure impact, and construction risks.
The decision, made during a meeting on Thursday, 30 April 2026, followed an application seeking permission for a three-storey block of flats and two houses. The application had been called in by Councillor Daniel Denton due to a range of issues raised by objectors and himself.
Key infrastructure concerns included the potential for increased pressure on parking and traffic congestion, as well as inadequate play space provisions. Objectors and Councillor Denton highlighted that the proposed play space only offered private access for residents in lower flats, forcing families on upper floors to observe from their homes. This was deemed a flagrant disregard for the future occupiers' lack of amenity play space,
adversely affecting the health and well-being of underprivileged families, and failing to satisfy London Plan Policy S4 and Croydon Local Plan Policy DM10.
Highway safety was also a major point of contention, with specific worries about non-compliant visibility splays.
These refer to obstructed lines of sight for vehicles entering or exiting the site, exacerbated by a street tree within the sight lines and part of the splay falling on third-party land. This obstruction poses risks such as difficulty in safely entering or exiting the site and the potential for vehicles to reverse onto the public highway, particularly given the driveway was described as only accepting single-lane traffic. The lack of clear visibility increases the likelihood of accidents with other vehicles, cyclists, or pedestrians.
Furthermore, objectors raised significant concerns about the potential implications for neighbouring properties during the construction phase. These included risks of ground movement, vibration, and changes to the water table due to excavations, with fears of undermining foundations and causing structural damage or subsidence. A history of very poor and unsafe practice
observed during previous demolition phases on the site, including improper waste handling and a fire incident, contributed to a lack of confidence in site management.
Detailed information regarding Sustainable Drainage Systems (SuDS) was also found to be lacking. While the proposed strategy relied on soakaways, the necessary BRE 365 testing had not been completed. Councillor Denton noted this as an unresolved technical matter being pushed into conditions. Although the council officer clarified that BRE 365 testing is not always a requirement at the application stage, they acknowledged the reliance on soakaways and the absence of this testing, stating that a full SuDS strategy with testing would be secured through a condition.
Concerns were also raised about the density of the development, the positioning of homes at the rear, and the overall size and L-shaped layout of the building, contributing to the refusal on grounds of overdevelopment. The internal site layout and safety were also questioned, specifically the absence of a delineated footpath.
Finally, the committee voted to refuse the application due to the lack of a legal agreement to secure planning obligations,
a crucial element for the development to proceed.
It was noted that the site at 13 Harewood Road has a history of planning challenges, with previous applications for a larger number of properties being reduced. While not directly about this site, a report for a different application in Purley mentioned that similar schemes had faced refusals and dismissed appeals, with revisions made to address planning inspector comments, indicating a pattern of complex planning considerations in the area.
