Planning application · Croydon
25/04083/FUL.
Land R/O 25 - 41 South End Croydon CR0 1BE
Full / Other Planning at Land R/O 25 - 41 South End Croydon CR0 1BE, received 29 Dec 2025 — refused on 10 Apr 2026 (delegated, Barry Valentine).
ApprovedRefusedOther
At a glance · this applicationCroydon profile →
Refused
Outcome
10 Apr 2026
15 wks
Decision time
7 wks over the 8-week target
—
Conditions
not captured
71
Documents
71 linked
13
Objections
1 in support
No
Appeal
none recorded
Record from the Croydon planning register as captured; documents link to the council's own files. Nearby applications are context, not part of this application.
Application
What is it?
Erection of part four/five storey building to provide twenty-two (22) self-contained flats (Use Class C3) with associated amenity, cycle storage, and waste storage spaces (following demolition of existing car showroom) (Use Class Sui Generis) and associated alterations including landscaping
Reference
25/04083/FUL
Type
Full planning permission
Applicant
Agent / consultant
Case officer
Postcode
CR0 1BE
Ward
Council
Received
29 Dec 2025
Validated
13 Jan 2026
Target date
14 Apr 2026
Decision date
10 Apr 2026
Decision route
Delegated (officer)
Status
Decided
Council register
Reference
25/04083/FUL
Type
Full planning permission
Show all 16 rows
Applicant
Agent / consultant
Case officer
Postcode
CR0 1BE
Ward
Council
Received
29 Dec 2025
Validated
13 Jan 2026
Target date
14 Apr 2026
Decision date
10 Apr 2026
Decision route
Delegated (officer)
Status
Decided
Council register
Documents
What was filed?
Document
Published
View
Show all 10 rows
Documents open on the Croydon portal (the portal needs its documents tab opened first — the link handles that). View the application page ↗
Decision
What happened?
Refused on 10 Apr 2026, delegated decision by Barry Valentine — 15 weeks from submission (7 over the 8-week target).
Timeline
Date
Event
29 Dec 2025
Application received
13 Jan 2026
Application validated
14 Apr 2026
Statutory target date
10 Apr 2026
Delegated decision: Refused · Barry Valentine
29 Dec 2025
Application received
13 Jan 2026
Application validated
14 Apr 2026
Statutory target date
Show all 4 rows
10 Apr 2026
Delegated decision: Refused · Barry Valentine
Why it was refused
Reason
As stated on the decision notice
1
By reason of its scale, massing and elevational treatment, the development
would appear overly dominant and represent an overdevelopment of the site.
This has resulted in inadequate space being available to provide meaningful
landscaping, high quality communal amenity space or functional playspace,
and in a poor Urban Greening Factor, further reinforcing the cramped and
visually oppressive form of development. The proposal fails to respond
positively to its context or function satisfactorily as backland development,
resulting in harm to the character and appearance of the area, contrary to
London Plan (2021) Policies D3, D4, G5 and S4, and Croydon Local Plan
Policies SP4, DM10 and DM13
2
The proposal would result in less than substantial harm to the setting of the
Grade II listed Boswell House and Boswell Cottages, and harm to the setting
of nearby locally listed buildings, due to its unsympathetic design and
increased visual prominence. This harm is not clearly outweighed by public
benefits. The proposal therefore fails to comply with Section 66 of the
Planning (Listed Buildings and Conservation Areas) Act 1990, the National
Planning Policy Framework (2024), Croydon Local Plan Policies SP4, DM10
and DM18 And London Plan (2021) Policy HC1
3
The proposal would provide unacceptable residential accommodation within
Unit A.04 by reason of its single aspect layout, poor privacy, austere outlook
and adverse impact from vehicle activity and headlights associated with the
adjacent car park. The relationship between the unit and the car park would
also give rise to an agent of change conflict. The proposal is therefore
contrary to the London Plan (2021), in particular Policies D6 and D14, and
the Croydon Local Plan (2018), in particular Policies SP2, DM10 and DM16.
4
The proposal constitutes a more vulnerable residential use on a site affected
by Flood Zone 2 (with increase flooding risk from climate change), surface
water flooding and potential groundwater flooding. The applicant has failed to
demonstrate compliance with the Sequential Test or to provide an
acceptable Flood Risk Assessment and surface water drainage strategy, The
proposal is therefore contrary to the National Planning Policy Framework
(2024), London Plan Policy SI12 and Croydon Local Plan Policies SP6 and
DM25.
5
The proposed refuse and recycling strategy fails to demonstrate a safe,
policy compliant and workable collection arrangement, relying on excessive
reversing and/or drag distances and unguaranteed collection arrangements.
This could result in pollution and odour issues from uncollected waste. The
proposal is therefore contrary to London Plan (2021) Policy SI7, Croydon
Local Plan Policies DM13 and DM16 and the Council's adopted waste
guidance.
6
The applicant has failed to secure through an appropriate mechanisms (such
as section 106 agreement) appropriate mitigations and obligations to ensure
compliance with policy in respect to affordable housing (with early and late
stage review), air quality, carbon emission offset, highway works, sustainable
modes of transport and promotion, and local employment opportunities, and
is therefore contrary to Croydon Local Plan (2018) in particular policies SP2,
SP4, SP6, SP8, and DM29, and contrary to London Plan (2021) in particular
policies D4, D6, H4, H5, H6, E11, SL1, SL2 and T1.
In reaching this decision the Local Planning Authority has sought to work in a
positive and pro-active manner based on seeking solutions to problems in the
following way:
7
To assist applicants the Local Planning Authority has produced policies and
written guidance, all of which is available on the Council's website and offers a pre
planning application advice service. In this instance the pre application advice was
not adhered to. The Council is ready to enter into discussions with the applicants to
assist in the preparation of a new planning application via the Council's Pre
Application process. The Local Planning Authority delivered the decision in a timely
manner.
1
By reason of its scale, massing and elevational treatment, the development
would appear overly dominant and represent an overdevelopment of the site.
This has resulted in inadequate space being available to provide meaningful
landscaping, high quality communal amenity space or functional playspace,
and in a poor Urban Greening Factor, further reinforcing the cramped and
visually oppressive form of development. The proposal fails to respond
positively to its context or function satisfactorily as backland development,
resulting in harm to the character and appearance of the area, contrary to
London Plan (2021) Policies D3, D4, G5 and S4, and Croydon Local Plan
Policies SP4, DM10 and DM13
2
The proposal would result in less than substantial harm to the setting of the
Grade II listed Boswell House and Boswell Cottages, and harm to the setting
of nearby locally listed buildings, due to its unsympathetic design and
increased visual prominence. This harm is not clearly outweighed by public
benefits. The proposal therefore fails to comply with Section 66 of the
Planning (Listed Buildings and Conservation Areas) Act 1990, the National
Planning Policy Framework (2024), Croydon Local Plan Policies SP4, DM10
and DM18 And London Plan (2021) Policy HC1
3
The proposal would provide unacceptable residential accommodation within
Unit A.04 by reason of its single aspect layout, poor privacy, austere outlook
and adverse impact from vehicle activity and headlights associated with the
adjacent car park. The relationship between the unit and the car park would
also give rise to an agent of change conflict. The proposal is therefore
contrary to the London Plan (2021), in particular Policies D6 and D14, and
the Croydon Local Plan (2018), in particular Policies SP2, DM10 and DM16.
Show all 7 rows
4
The proposal constitutes a more vulnerable residential use on a site affected
by Flood Zone 2 (with increase flooding risk from climate change), surface
water flooding and potential groundwater flooding. The applicant has failed to
demonstrate compliance with the Sequential Test or to provide an
acceptable Flood Risk Assessment and surface water drainage strategy, The
proposal is therefore contrary to the National Planning Policy Framework
(2024), London Plan Policy SI12 and Croydon Local Plan Policies SP6 and
DM25.
5
The proposed refuse and recycling strategy fails to demonstrate a safe,
policy compliant and workable collection arrangement, relying on excessive
reversing and/or drag distances and unguaranteed collection arrangements.
This could result in pollution and odour issues from uncollected waste. The
proposal is therefore contrary to London Plan (2021) Policy SI7, Croydon
Local Plan Policies DM13 and DM16 and the Council's adopted waste
guidance.
6
The applicant has failed to secure through an appropriate mechanisms (such
as section 106 agreement) appropriate mitigations and obligations to ensure
compliance with policy in respect to affordable housing (with early and late
stage review), air quality, carbon emission offset, highway works, sustainable
modes of transport and promotion, and local employment opportunities, and
is therefore contrary to Croydon Local Plan (2018) in particular policies SP2,
SP4, SP6, SP8, and DM29, and contrary to London Plan (2021) in particular
policies D4, D6, H4, H5, H6, E11, SL1, SL2 and T1.
In reaching this decision the Local Planning Authority has sought to work in a
positive and pro-active manner based on seeking solutions to problems in the
following way:
7
To assist applicants the Local Planning Authority has produced policies and
written guidance, all of which is available on the Council's website and offers a pre
planning application advice service. In this instance the pre application advice was
not adhered to. The Council is ready to enter into discussions with the applicants to
assist in the preparation of a new planning application via the Council's Pre
Application process. The Local Planning Authority delivered the decision in a timely
manner.
Policies cited
D3D4G5S4SP4DM10DM13DM18HC1NPPFSI12SP6DM25SI7DM16
Public response
Measure
Count
Objections
13
In support
1
Total comments
14
Objections
13
In support
1
Total comments
14
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer — delegated decision
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer — delegated decision
Place
What affects it?
Context around the site — not part of this application. Designations over the site: use the map's designations filter (conservation areas, listed buildings, Article 4, flood risk …). Decisions within 250 metres of the site are listed below — context, not this application.
Other applications within 250 metres (context — nearby, not this application)
No other geocoded decision is recorded within 250 metres.