16 affordable dwellings at Sea Cadet Hut, The Grove, Caterham

What was proposed

The application proposed demolishing the existing buildings and building 16 affordable homes with access, parking and landscaping.

“Application: 2024/1378 Location: Sea Cadet Hut, The Grove, Caterham, Surrey, CR3 5QD Proposal: Demolition of existing buildings and erection of 16 affordable dwellings, with associated works including access, parking and landscaping. Ward: Westway…”

“Permission is sought to demolish all existing buildings and to erect 16 affordable dwellings along with associated works.”

Officer report

The site and its history

The site is between The Grove and Hawarden Road, was formerly used by cadets, and was vacated by the Sea Cadets in 2023.

“The application site comprises a trapezium-shaped parcel of land sandwiched between The Grove to the north-west and Hawarden Road to the south-east, and otherwise bordered by residential development. It was formerly used by both the Army Cadet Force and the Sea Cadets, and was finally vacated by the latter in 2023.”

Officer report

What officers recommended

Officers recommended approval because the affordable homes and other benefits would not be significantly and demonstrably outweighed by the identified harms.

“The proposed development would provide 16 dwellings in a sustainable brownfield location. That these would be affordable dwellings, and the context of the Council’s supply position, mean that this would constitute a significant benefit which weighs heavily in favour of the scheme. There would also be benefits in terms of biodiversity net gain and energy efficiency.”

“The scheme would thus be finely balanced between benefits and harms. The latter would not, however, significantly and demonstrably outweigh the former. Consequently, the application of the tilted balance indicates permission should be granted.”

Officer report

Main planning issues

Officers identified harm to local character, existing parking amenity and future garden privacy and enjoyment, alongside substantial affordable housing benefits.

“Policy CSP18 requires that new development “reflect and respect the character, setting and local context, including those features that contribute to local distinctiveness.” Policy DP7 requires that development “respects and contributes to the distinctive character, appearance and amenity of the area in which it is located” and “is in keeping with the prevailing landscape/streetscape, reflecting the variety of local building types by using complementary building materials…”

“Paragraph 135 of the NPPF requires that developments should achieve “a high standard of amenity for existing and future users”. Though the proposed internal living spaces would generally be of a good standard, the gardens would not, and some harm to the amenities of future occupiers is identified.”

Officer report

Consultation and objections

The parish council raised access, parking and flood-risk concerns, while consultees generally raised no objection subject to conditions and 19 representations opposed the scheme.

“Caterham-on-the-Hill Parish Council: Concerns raised on access, parking, and flood risk grounds.”

“Access should be via The Grove due to demand for parking on Hawarden Road. Access via the latter would not be safe or practical. • Parking capacity on Hawarden Road would be lost and cars displaced elsewhere to the detriment of existing residents. Not enough parking as it is. • Additional parking for flats on Coulsdon Road will be absorbed by their own parking issues and will not benefit Hawarden Road.”

Officer report

Who spoke

An objector and a parish council representative spoke against the application, while a speaker for the applicant spoke in favour.

The committee debate

A councillor proposed refusal because of displaced parking and harm from the layout, character, separation distances and gardens.

“The proposed development would preclude the use of parts of Hawarden Road for parking, and would thereby displace vehicles belonging to the residents of nos. 1-12 Hawarden Road. Given the existing parking demand on local roads this would cause significant harm to their amenity, and would also impact the amenity of residents further afield.”

“The proposed scheme would feature a tandem form of development out of keeping with the local urban grain, frontages dominated by parking and hardstanding, inadequate separation distances between dwellings, and gardens with a low amenity value due to noise, pollution, and overlooking.”

Minutes

The committee decision

The committee granted planning permission subject to conditions, and the proposed refusal motions did not proceed to a vote.

“Neither motion was proposed or seconded and therefore did not proceed to a vote.”

“R E S O L V E D – that planning permission be granted, subject to conditions.”

Minutes