Five detached homes at Land Adjoining, 54 Beulah Hill, Upper Norwood, London SE19

What was proposed

Reserved matters were sought for access, appearance, landscaping and layout of five detached three-storey homes, with parking, gardens and pedestrian entrances.

“The application seeks the approval of reserved matters relating to access, appearance, landscaping and layout. This application follows the grant of outline consent, with all matters reserved apart from scale, for the erection of 5 detached homes.”

“The proposed site plan shows a car parking area with 5 spaces (each with electric vehicle charging) at the eastern edge of the site and a communal garden area toward the western boundary. Bins and cycles would be stored within the gardens of the homes, with a communal bin collection area to be located within the car park.”

Officer report

The site and surroundings

The site is an undeveloped, fenced plot with mature trees near homes, heritage assets, a classified road and areas of environmental interest.

“The site lies on the northern side of Beulah Hill and is a long and relatively narrow plot of land which is currently undeveloped and enclosed by timber fencing. Terraces on Ellery Road back onto the site from the northeast. These are three storey homes with pitched roofs. There are several mature trees within the site, many of which are close to the border with Beulah Hill.”

“The Lawns, which is a Locally Listed Historic Park and Garden as well as a Site of Nature Conservation Importance, is approximately 50m to the south. Harold Road Conservation Area is approximately 80m to the northeast. The nearby St. Valery at 54 Beulah Hill (to the northwest of the site) and Tivoli Lodge at 39 Beulah Hill (to the south) are both Grade II Listed Buildings.”

Officer report

Earlier planning history

An outline permission for five homes was granted, while earlier schemes for seven or nine homes were refused, dismissed on appeal or withdrawn.

“Relevant Planning History 3.10 24/01818/OUT - The erection of 5no. three storey detached dwellings with a vehicle access from Harold Road. Other site alterations. Outline application with all matters reserved apart from scale. Permission granted with legal agreement on 31/12/2024”

“23/04597/FUL - The erection of 7 no. three storey homes on the site, with a new parking area and access from Harold Road. Other associated alterations. Application refused 01/02/2024.”

Officer report

Why officers supported it

The proposal would provide five family homes, preserve heritage settings, limit harm to neighbours and provide acceptable highway and ecological outcomes.

“The development would provide 5 new family sized homes at this site, which is supported. The Council is satisfied that any harm to neighbours would be minor and that the appearance of the area and the setting of nearby heritage assets would not be compromised. The development has also been found to be acceptable in terms of highway safety and ecology.”

“Given the consistency of the scheme with the Development Plan, weighing this against all other material planning considerations, including the benefits and the harm outlined within this report, the proposal is considered to be acceptable in…”

Officer report

Consultation and objections

Fourteen objections and one neutral representation raised concerns about design, neighbours, highways, parking, wildlife, trees and fire safety; Transport for London did not object.

“SUMMARY OF OBJECTIONS RESPONSE Principle of development Overdevelopment See paragraphs 8.4, and 8.7 – 8.16 Design Impact upon the setting of a Listed Building See paragraphs 8.10-8.14 Not in keeping with the area See paragraphs 8.7 – 8.16 Amenity Overlooking See paragraph 8.26 Noise and disturbance See paragraph 8.29 Loss of light See paragraphs 8.27 and *.28 Highways & Parking Servicing concerns See paragraphs 8.31-8.38 Traffic and safety issues See paragraphs 8.31-8.38…”

“Councillor Claire Bonham commented on the application, raising issues with the proposed landscaping plans and access and safety concerns.”

Officer report

Who spoke

A planning officer presented the application; an objector and a councillor spoke against it, while the applicant spoke in support.

Committee discussion and decision

Members were reminded to focus on the reserved matters, then deliberated before voting to grant the application.

“The Chair reminded Members that outline planning permission had previously been granted for the site and that the principle of development, number of dwellings and scale of the buildings had already been approved. Members were advised that the application before the Committee related solely to the reserved matters of access, appearance, landscaping and layout, and discussion should be focused on those matters.”

“The motion to GRANT 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