The Planning Sub-Committee of Croydon Council met on Thursday, 15 January 2026, to discuss planning applications. The committee resolved to grant planning permission for the erection of a detached dwelling at Land to the Rear of 164 Pampisford Road, South Croydon.

Planning Application at Land to the Rear of 164 Pampisford Road, South Croydon

The committee granted planning permission for the erection of a detached dwelling, along with associated parking and amenity space, at Land to the Rear of 164 Pampisford Road, South Croydon, CR2 6DA. This decision was made despite objections from 15 neighbouring properties and representations from local Councillor Alasdair Stewart and MP Chris Philp.

The application was for a three-bedroom, six-person dwelling. The proposal had been amended during the application process, including a reduction in the size of a rear dormer extension and the addition of soft landscaping. The site is a vacant plot of land, previously part of the rear garden of 164 Pampisford Road, which has already been subdivided.

Key considerations for the committee included the principle of development, design, impact on the character of the area, quality of accommodation, neighbouring amenity, trees and landscaping, parking, highway safety, and flood risk.

Arguments for Granting Permission:

• Princ of Development: The proposed development contributes to the borough's housing supply and complies with policies encouraging development on small sites. The housing mix, including a three-bedroom dwelling, aligns with the Croydon Local Plan's strategic target for family-sized homes.
• Design and Character: The proposed dwelling's height and massing have been reduced from previous refused applications, addressing concerns about it appearing overly dominant. The design is considered to respond to the existing buildings in Barnards Place, and the footprint and amenity space are in keeping with the area's development pattern.
• Quality of Accommodation: The proposed dwelling exceeds minimum space standards set by the London Plan and Croydon Local Plan. While it does not strictly meet the 2.5m floor-to-ceiling height requirement for 75% of the GIA, the overall accommodation is considered of acceptable quality and would not feel cramped.
• Neighbouring Amenity: The proposed dwelling's siting and scale were deemed not to have a detrimental impact on the light, outlook, or privacy of neighbouring properties, including the flats at 164 Pampisford Road and properties on Barnards Place. The impact on Cumnor House School's sports pitch was also considered acceptable.
• Trees, Landscaping, and Biodiversity: The landscaping scheme includes permeable paving and soft landscaping. The application claimed exemption from the mandatory 10% biodiversity net gain¹ as it is a self-build development, which will be secured via a Section 106 agreement. The proposal also includes nest boxes for birds and bats and insect bricks.
• Parking and Highway Safety: The development provides two off-street parking spaces, which is within the maximum standard for a three-bedroom dwelling in an area with poor public transport accessibility (PTAL 1b). Visibility splays are considered adequate, and previous appeal decisions have found similar parking layouts acceptable in terms of highway safety. Cycle parking and refuse storage provisions were also deemed acceptable.
• Flood Risk, Sustainability, and Energy Efficiency: The site is in Flood Zone 1, and the submitted flood risk assessment proposes mitigation measures. The development includes solar panels, and conditions will ensure water efficiency and further details on energy generation measures.
• Fire Safety: A fire statement has been submitted, and compliance with fire safety requirements will be secured by condition.

Arguments Against Granting Permission (as raised by objectors):

• Character and Appearance: Concerns were raised that the development was substantially similar to previously refused applications, out of character with the area, an overdevelopment, and did not respect the existing development pattern or separation distances.
• Neighbouring Amenity: Objections included concerns about inappropriate size, scale, and massing, impact on neighbouring occupiers in relation to outlook, loss of light, dominance, and visual intrusion.
• Transport and Highway Safety: Concerns were raised about parking stress and highway safety.
• Overdevelopment and Intensification: Objections highlighted the site being overdeveloped and an over-intensification of its use.

The committee resolved to grant planning permission, subject to the prior completion of a legal agreement to secure the self-build biodiversity net gain exemption and any other necessary planning obligations. The Director of Planning and Sustainable Regeneration was delegated authority to issue the permission and impose conditions, including those related to construction management, materials, landscaping, drainage, and biodiversity enhancements.