An application by the Hyde Group to build 129 homes has been refused by Croydon Council.
The housing association submitted plans for 100% affordable housing at the site, on Long Lane, CR0, in October 2016. The brownfield site (a golf driving range), lies adjacent to a tram stop that is just 10 minutes’ journey to East Croydon station.
The current site is a 9.1-acre fortified area with high netting. The plans drawn up by Conran and Partners would have opened the site up, providing 3.7 acres of new public parkland, around 40% of the site.
However, the sticking point comes in the fact the site is designated Metropolitan Open Land, giving it the same weight in planning policy terms as green belt land.
Without even going before a planning committee, planning officers ordered a refusal by delegated powers, stating that the scheme “represents inappropriate development on MOL and does not meet any of the exceptions set out in paragraphs 89 or 90 of the National Planning Policy Framework” and that “very special circumstances have not been demonstrated”.
Unlike a golfing range, (which is deemed suitable for MOL), a 100% affordable housing scheme in the midst of a housing crisis, which actually gives far more land over to open space, is somehow not deemed appropriate.
Could the Greater London Authority step in?
Mayor of London Sadiq Khan recently stepped in on two schemes refused at borough level, where he is anticipated to allow up to 700 homes, but it seems very unlikely he will do the same.
The GLA reiterated the same stance, saying that “as the site is on MOL, there are no special circumstances to justify the development and it is inappropriate. The provision of affordable housing is strongly supported, but this does not constitute very special circumstances.”
Is the planning system too rigid? Policy on green belt and MOL issues is very black and white – the case in Croydon suggests that it could be too black and white.
Where is the pragmatism, or rationality, behind a decision like this? The argument against granting permission is one of creating “precedence”.
However, in having this approach, good schemes can slip through the net and be blocked, and the result is to the detriment of the local community.
The Hyde Group has said it is considering appealing the decision. Craig Horn, head of land and planning at Hyde, said: “All too often, development proposals are criticised for not providing enough affordable housing, so it is frustrating that our efforts to bring forward a truly unique scheme that would make a substantial contribution to Croydon’s need for new affordable housing have not been recognised by the local authority.”
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