24 flats at 12-14 Tennison Road, South Norwood, London SE25

What was proposed

The application proposed converting two existing HMOs into 12 flats, building 12 rear flats and providing landscaping, parking, cycle and refuse facilities.

“Erection of extensions and associated alterations to the existing large (10 and 12 person) Houses of Multiple Occupation (HMOs) (Sui Generis Use Class) within numbers 12 and 14 Tennison Road and conversion of the resulting building to form 12 flats (Use Class C3) consisting of 10 x 1-bed units, a 1 x 2- bed unit and a 1 x 3-bed units. 2.”

“Image 1: Proposed Site Layout Amendments 3.2 Amendments were made to the scheme in July 2025 which included a revised parking layout; removing one blue badge space and replacing this with two standard parking spaces. The amendments also included internal reconfiguration to the proposed building to the rear including changes to the amenity spaces and balcony arrangements.”

Officer report

The site and surroundings

The site contains two three-storey HMOs that are locally listed buildings in a mainly residential area, with a flatted development to the south.

“The application site is located on the western side of Tennison Road and consists of 2no. three storey detached properties which are both are in use as large Houses of Multiple Occupation (HMOs) which are Sui Generis uses. No.12 Tennison Road has 12 bedrooms with a total of 16 occupants and no.14 Tennison Road has 10 occupants (one per room). Both properties are designated as locally listed buildings.”

“Tennison Road being the last remaining Victorian buildings on the western side of Tennison Road. The site has a Public Transport Accessibility Level of 4 (good) which has been clarified recently by TfL. There is a vehicular access onto the frontage of the site and it does not lie within a Controlled Parking Zone however there are single yellow lines along Tennison Road which restricts parking during certain times.”

Officer report

Earlier planning history

Earlier advice considered conversion and rear flats, while a nearby development at 18 Tennison Road was permitted and built.

“22/04756/PRE Conversion to form a total of 14 dwellings and 28 flats to the rear. Advice given.”

“20/06181/PRE Restoration, extension, alteration and conversion of the property into 7 self-contained dwellings with associated car parking, cycle parking, refuse storage, and landscaping at no.14 Tennison Road. Advice given.”

Officer report

What people objected to

Objections covered heritage, overdevelopment, design, living conditions, parking, access, privacy, light, noise, ecology, flooding and local services.

“Covered within paragraphs 8.37 to 8.56 · Overdevelopment of the site · Poor quality design · Covered within paragraphs 8.37 to 8.56 · Poor quality living conditions (basement accommodation) · Insufficient play space Covered within paragraphs 8.14 to 8.25 · No social/affordable housing Covered within paragraphs 8.7 to 8.13 · Overlooking/loss of privacy to neighbouring properties · Loss of light and overshadowing to neighbouring properties · Noise and disturbance from…”

“Covered within paragraphs 8.93 to 8.98 · Insufficient parking provision to serve the development · Insufficient access width for deliveries, servicing and emergency services (including cars passing within the site and during construction works) · Increased parking stress/trip generation · Highway and pedestrian safety · Road congestion…”

Officer report

Who spoke

An applications team leader presented the item, a councillor spoke against it and the agent spoke in support on behalf of the applicant.

What members debated

Members focused on harm to the locally listed buildings, the rear building’s design, inadequate parking and the absence of a legal agreement.

“After the speakers had finished, the Committee deliberated.”

“Councillor Johnson proposed a motion to refuse on the basis that the proposed part demolition of 12 and 14 Tennison Road to facilitate the proposed vehicle and pedestrian accesses would result in harm to the character and appearance of the locally listed buildings by harming the architectural integrity of the buildings and the historical value of number 12.”

Minutes

The committee vote

The refusal motion was carried with seven votes in favour, none against and one abstention.

“The motion to REFUSE the application was taken to a vote and carried with seven members voting in favour and no members voting against and one member abstaining.”

Minutes

The decision

The committee refused the application for the proposed development at 12-14 Tennison Road.

“The Committee RESOLVED to REFUSE the application for 12-14 Tennison Road, South Norwood, London, SE25 5RT”

Minutes