Nine residential units at 16 New Road, London SE2

What was proposed

A detached three-storey building would provide nine residential units with parking, cycle and refuse storage after demolishing the existing dwelling.

“Erection of detached three-storey building to provide 9 residential units along with associated parking and cycle and refuse storage following demolition of existing dwelling.”

“It is of relevance to note that this application is an amended resubmission of a previously refused application (ref. 23/01192/FUL) which sought planning permission for a similar proposal pertaining to a flatted development which also included the creation of a bungalow style dwelling to the rear of the site. As can be viewed in the history section of this report, application ref.”

Officer report

The site and surroundings

The site contains a detached bungalow and garage in a residential area near Abbey Wood station, beside Metropolitan Open Land and a nature conservation site.

“The plot is approximately 59m in depth and its width is approximately 19m to the front of the site, narrowing slightly to the rear. The area is designated for primary residential use and does not fall within a conservation area and does not impact any listed buildings. The immediate surrounding area is mostly residential and comprises of a range of housing types, including detached, semi-detached and terraced housing, as well as purpose built flatted accommodation.”

“The site is situated within a Flood Zone 1, meaning it is at low risk from flooding. The site is within 300m of Abbey Wood Rail Station. There is a bus stop to the west of the site. It has a PTAL of 4 (Good) with Abbey Wood railway station and 5 bus routes within the specified walking distances for PTAL calculation.”

Officer report

Earlier planning history

A similar scheme was refused and its appeal dismissed because the rear bungalow harmed Metropolitan Open Land, character and future occupants’ living conditions.

“23/01192/FUL: Erection of 2.5 storey block providing 8 residential units and a detached 1 x 3 bed chalet bungalow to rear with associated access and parking following demolition of existing bungalow: Refused 11.10.2023 for the following reasons:”

“The refusal was appealed and dismissed as of 13.08.2025, with the Planning Inspector agreeing that the proposed bungalow dwelling would have a significant negative, harmful effect on the character and appearance of the area, including this part of the MOL and would not provide satisfactory living conditions for future occupants.”

Officer report

What officers recommended

Officers recommended permission because the scheme would make efficient use of land, add eight homes, fit the street scene and protect residential amenity.

“SUMMARY The key issues are the impact of the development on the character of the area, the impact on the amenities of the neighbouring residential properties, the quality of accommodation to be provided and the impact on parking in the local area.”

“REASONS FOR RECOMMENDATION The proposed development is considered acceptable in principle and would make efficient use of land providing a net uplift of 8 residential units within a sustainable location. The design of the building and its plot is considered to positively integrate with the immediate and wider street scene.”

Officer report

Consultation responses

The Highway Authority raised access and parking management points but had no objection subject to conditions; other consultees raised no objections or requested conditions.

“The width of the proposed access to the car parking spaces would be 3.4m and could not therefore allow two cars to pass each other. Priority should therefore be given to vehicles entering the site to prevent vehicles reversing onto the highway or alternatively a passing space should be provided to allow two cars to pass each other.”

“The proposals are unlikely to have any significant impact on the local highway network and subsequently the Highway Authority has no objections subject to conditions.”

Officer report

What neighbours said

Five neighbouring addresses objected over parking, congestion, overdevelopment, character, light, construction disruption and effects on Metropolitan Open Land.

“Objections have been received from 5 neighbouring addresses. In summary the following objections have been raised.”

“Insufficient parking ➢ Increase traffic congestion ➢ Waste of materials to demolish bungalow ➢ Out of character ➢ Overdevelopment ➢ Loss of light to neighbours ➢ Disruption during construction ➢ Negatively impact amenity value and openness of the Metropolitan Open Land ➢ The use of security lights or dogs at night would be disruptive…”

Officer report

Who spoke

An objector addressed the committee, followed by the agent speaking in support of the application.

Members’ discussion

Members considered the observations and asked whether the parking condition could prevent occupation before the parking area was completed.

“The Committee discussed the application, considered all observations, points and comments made by the speakers and noted the report with the Addendum item for this application. During the discussion, Members queried if condition 4 could be changed slightly to ensure the flats were not occupied until the parking area had been completed, and were advised by officers that they would look to change the trigger point and agree the detailed wording with the Chairman for that…”

Minutes

The committee’s decision

The committee voted unanimously to approve the application in line with the recommendation, subject to the addendum and an updated parking condition.

“Following their discussion, the Committee RESOLVED on a vote of 11/0 to approve the application in accordance with the recommendation as set out in the report before them, as amended by the Addendum and subject to updating condition 4 as requested.”

Minutes