Bromley Council's Plans Sub-Committee No. 2 has refused outline planning permission for the demolition of an existing building at 2 Orchard Road, Bromley, and its replacement with nine residential units.
The decision, made at a meeting on Thursday, May 21, 2026, cited concerns that the proposed development's scale, height, and massing were out of character with the surrounding two-storey, single-family housing. The committee concluded that the development would be harmful to the character and appearance of the area.
The current use of the existing building at 2 Orchard Road is C3 – Residential, with a floorspace of 250 sqm. The site currently contains a vacant, fire-damaged two-storey dwelling, which is now derelict and structurally compromised.
The proposed development involved the demolition of this building and the erection of nine residential units: 3 three-bedroom and 6 two-bedroom self-contained flats. Although the application was in outline, elevations, floor plans, and indicative landscape and parking areas were provided. The proposed units would have the following floor space sizes: Unit 1: 87.5 m², Unit 2: 77.3 m², Unit 3: 73.6 m², Unit 4: 89 m², Unit 5: 70 m², Unit 6: 68.8 m², Unit 7: 89 m², Unit 8: 70 m², and Unit 9: 68.8 m².
Specifically, the proposed building was indicated at three storeys to the front elevation facing Orchard Road, with a height of approximately 12.14m to the ridge and 7.78m to the eaves. A rear projecting element was also part of the design, with upper second-floor accommodation contained within the roof structure. Gable roof projections and full-height bays featured on both front and rear elevations, and the main roof structure was pitched with a central crown roof incorporating roof lights. These dimensions and the overall massing were deemed out of keeping with the surrounding two-storey, single-family housing.
Further concerns were raised regarding the potential impact on neighbouring amenity, highway safety, and parking conditions. The Highways Officer noted that the site has a 'Poor' Public Transport Accessibility Level (PTAL) rating of 2. While the proposal included 9 parking spaces, considered satisfactory according to London Plan recommendations for a PTAL 1b/2 rating and 1-2 bedroom units, objections from the Sundridge Residents' Association and other residents cited multiple concerns. These included inadequate off-street parking, existing weekday parking pressures on local roads, and increased highway safety risks due to additional traffic near schools and a church.
A Stage 1 Road Safety Audit identified two issues related to parking within visibility splays and boundary materials. These were addressed through design measures such as extending double yellow lines and ensuring boundary features do not interfere with sightlines. The applicant provided a Transport Statement and Parking Survey, and a Road Safety Audit was undertaken.
The proposed development was refused because the committee concluded that its scale, height, and massing were out of keeping with the surrounding two-storey, single-family housing and would be harmful to the character and appearance of the area. Specific policies mentioned in relation to the refusal of similar, larger-scale schemes in the past included concerns about the scale and intensity of development being excessive and out of character, poor design leading to unsafe on-street parking, inadequate site access with poor visibility, and the detrimental impact of removing street trees on the street scene. While these previous schemes were larger and incorporated adjacent sites, the concerns about scale, character, and highway safety are relevant to the refusal of the current application.
The full details of the committee's decisions can be found in the Decisions Thursday 21-May-2026 19.00 Plans Sub-Committee No. 2 document.
