The developers had submitted a revised plan to try and meet the Planners grounds for refusal of the previous application. The main change is a reduction in the number of flats in order to include two 3 bedroom flats.
The application number is 20/02330/FUL.
These are the main explanations for the changes made as set out in the Planning Statement.
‘5.2 It follows a previous application ref: 20/01236 that was refused due to concerns associated with the quality and mix of the proposed residential accommodation. No concerns were raised with regard to the change of use of the building from A1 to D2 and no concerns were raised with regard to the proposed operation of the D2 use.
5.3 In order to address the concerns raised in respect of the proposed residential accommodation the number of residential units has been decreased from 8 (plus 4 existing apartments) to 6 (plus 4 existing apartments). The reduction in the number of units has enabled the introduction of 2 x 3-bedroom units and resulted in other improvement so that now all apartments are compliant with policy. In addition, a large new amenity area is proposed of 115sq.m which provides an area for play space and shared amenity space. Further details regarding the residential quality of the apartments are set out in paragraphs xxx-xxx below.
5.4 The application is accompanied by a number of technical reports and assessments amended to reflectthe revised proposals now subject of this application. The submitted drawings and design illustrations, seek to describe the nature and form of the development in detail, and how it will be successfully assimilated into its environment.
Floor area
5.28 As can be seen from the above table all of the proposed new apartments comply with the minimum floorspace standards as required by policy. The only apartment that doesn’t meet current standards is apartment 10 which is an existing dwelling that is proposed to be refurbished only.
5.29 All the proposed dwellings also conform to the minimum floor area requirements of the Technical housing standards – nationally described space standard, 2015 as well as the Mayors Housing SPG, 2016 and London Plan policy 3.5. In accordance with those standards all double bedrooms are also a minimum of 11.5sq.m and a single bedrooms are a minimum of 7.5sq.m. Amenity area/play space
5.30 Asthe proposalsinvolve the conversion of an existing building there are a number of constraints that prevent the proposed apartment from incorporating balconies or other private amenity spaces accessed directly from individual apartments.
5.31 Paragraph 6.77 of the Croydon Local Plan which provides supporting text to policies 10.4 and 10.5 confirms that private, communal and play space can be pooled for a flatted development that meets other requirements of the policy.
5.32 Policy DM10.4 confirms that 5sq.m of private amenity space for a 1-2 bedroom units with an extra 1sq.m per extra occupant thereafter. The proposed development therefore generates a pooled requirement of 62 square metres to accommodate the needs of the proposed and existing apartments.
5.33 Local Plan policy 10.4 also requires that developments of 10 or more dwellings also provide a minimum of 10sq.m of play space per child. Despite the development only proposing 6 new partments this policy requirement is also provided. The proposed development generates a pooled requirement of 16.1 sq.m.
5.34 The proposed development includes a communal amenity area and play space to the rear of the development comprising an area 0f 115sq.m this exceeds the pooled requirement for amenity and play space of 78.1sq.m. The proposed spaces will be designed in an adaptable way to accommodate the different needs of future occupiers. Residential Quality
5.35 Various other concerns we raised in respect of the previous proposals in relation to the quality of the accommodation proposed. Although the existing building due to its construction and depth of its plan do present a number of constraints it is considered that a very high level of residential accommodation is achieved.
5.36 Aspect – of the 6 flats proposed, 3 of them are unavoidable single aspect this is primarily due to the constraints of the existing building and the depth of the original plan resulting in only windows on a single side of the relevant flat. It should however be noted no of the flats are north facing with apartments 7 and 8 both being south facing and apartment 1 being west facing. Each of these flats are also served by large windows and will therefore received good levels of natural daylight and direct sunlight.
5.37 All other proposed apartments benefit from dual or triple aspect and are therefore well served in term of daylight and direct sunlight.’
5.38 Privacy – The ground floor apartments although not benefitting from a buffer zone due to the existing configuration and relationship with the street are proposed with relatively high cill levels to minimise direct views into the apartments from passing pedestrians. The lower part of the window could be fitted with obscure glazing to the lower part of the window to further protect the privacy of occupiers. Due to the size of the windows this would not be detrimental to the levels of light or significantly impact on outlook. All other proposed dwelling benefit from good levels of privacy and there is no overlooking of neighbouring properties or gardens.
5.39 Overall the proposed apartment will provide a high standard of residential amenity for future occupier and comply with the relevant guidance and standards set out in the Mayors Housing SPG and Technical Housing Standards.’
The Planning Statement can be seen here:
20_02330_FUL-PLANNING_STATEMENT-2877460 Coop revised
The full set of documents can be seen at:
Whether you support or oppose the application or have questions please post your views on the Planning Register. Only three sets of comments were submitted on the application which was refused. This tiny response gives the impression that residents are not interested in the future of the building.
Norbury Watch 