The Planning Sub-Committee of Croydon Council is scheduled to consider two planning applications at its upcoming meeting. The applications involve the erection of new dwellings on a residential site and a change of use for existing properties to become children's care homes.

Land Rear of 1 Oak Gardens, Shirley South

The committee is scheduled to consider a proposal for the erection of three new dwellings, including access and landscaping, on land to the rear of 1 Oak Gardens. The report pack indicates that the recommendation is to grant planning permission, subject to the completion of a Section 106 legal agreement. This agreement would secure financial contributions towards sustainable travel improvements, remove access to parking permits in council-run car parks, and include a membership to a car club for each new house for three years.

The proposed development involves the subdivision of the existing garden of number 1 Oak Gardens to provide three two-storey dwelling houses. Each dwelling would have its own rear garden, cycle storage, and parking space. The proposal also includes a single parking space for the existing property at 1 Oak Gardens. The report pack notes that the application has generated 29 objections from neighbours, raising concerns about overdevelopment, character and design, neighbouring amenity, transport and highways impacts, trees and ecology, and flooding.

The report pack details that the proposed development would leave 134 square metres of rear garden for the host property, which is less than the minimum requirement of half or 200 square metres stipulated by Croydon Local Plan Policy DM10.4. However, officers consider that the proposed garden depth of 11.8 metres would be acceptable and maintain the character of the surrounding area. The report also highlights that the proposed dwellings, at 7.9 metres high, would be subservient to the host property at number 1 Oak Gardens (9 metres high).

Regarding trees and biodiversity, the report notes that the application has been supported by an Arboricultural Implications Assessment and Method Statement. While some trees were removed prior to the pre-application enquiry, the proposal includes the planting of seven new trees, with details to be secured by condition. A Preliminary Ecological Assessment Report identified no evidence of protected species on site, and conditions are recommended to protect and promote ecology, including a construction Environmental Management Plan and a biodiversity enhancement strategy.

The report also addresses parking and highway impacts, noting the site's Public Transport Accessibility Level (PTAL) of 2 (poor). The proposal provides one parking space per dwelling, in line with London Plan requirements for this location, and two spaces for the existing property at 1 Oak Gardens. A financial contribution of £4,500 towards sustainable transport improvements is recommended to be secured through the legal agreement. Cycle parking provision is also detailed, with a requirement for two cycle spaces per dwelling.

18 & 18A Cobden Road, Croydon SE25 5NX

The second application scheduled for discussion concerns a change of use from two dwelling houses (Class C3) to two residential care homes for children (Class C2), along with the erection of a rear dormer roof extension, insertion of rooflights, and alterations to fenestration at 18A Cobden Road. The report pack indicates a recommendation to grant planning permission, subject to a Section 106 agreement to secure the occupancy of the children's homes and prioritise local need.

The proposal is for each property to accommodate two children, aged between 15 and 17, with complex needs. The applicant, Mr Rodney Watts, states that there is an identified need for this type of accommodation within the borough, and that the lack of local placements has led to increased costs for housing children out of borough. The report notes that the Council's Children's Department supports the application, citing the positive history of the applicant's organisation, Reset Living.

The report pack details that the change of use would result in the loss of two smaller homes (under 130m²), which is contrary to Croydon Local Plan Policy DM1.2. However, significant weight is given to the identified need for children's care homes, aligning with London Plan Policy H12 and government guidance on supporting accommodation for looked-after children. The Section 106 agreement will ensure that the properties are occupied only by children placed by Croydon Council or with the agreement of Croydon Council Children's Services.

The retrospective element of the application relates to a rear dormer roof extension, rooflights, and alterations to fenestration at 18A Cobden Road, which were completed in July 2022. These elements are within permitted development allowances and are considered acceptable in terms of their impact on the townscape. A condition will be added requiring obscure glazing for the rear dormer windows.

Concerns raised by neighbours in 31 objection letters include overdevelopment, impact on the character of the area, noise, antisocial behaviour, increased refuse, overlooking, and parking and traffic issues. The report addresses these by stating that the proposed use, with a maximum of two children and two staff per house, is akin to a family home. A condition requiring an Operational Management Plan will cover matters such as security, staffing, and complaint management. The applicant has stated that high-risk children will not be accepted.

Regarding residential amenities for future occupiers, the report states that both dwellings would have two bedrooms, exceeding national space standards, and en-suite facilities. The outdoor private space is acknowledged as small, but local parks and leisure facilities are within walking distance. The properties will be registered and regulated by Ofsted.

Parking and highway impacts are also discussed, with the site having a low PTAL of 2. A parking stress survey indicated limited capacity on surrounding streets. The applicant proposes that most trips will be via public transport, and staff will be encouraged to use it. The report notes that the number of people on site will not significantly increase compared to a family home. Cycle parking for staff is required, and the applicant proposes two Brompton folding bikes for each property. Refuse storage arrangements are considered acceptable.

Fire safety is addressed, with a Fire Safety Statement submitted and a condition recommended to ensure compliance. The site is in Flood Zone 1, and a condition requiring details of Sustainable Urban Drainage Systems (SuDS) will be imposed. Biodiversity net gain requirements are exempt for this application due to its nature.