# 275 Addiscombe Road, Croydon

- **Decision:** allowed, 21 September 2026
- **Decided by:** Planning Inspector: C Shearing
- **Authority:** Croydon (London)
- **Appeal reference:** 6007319
- **Application reference:** 25/02716/OUT
- **Procedure:** written-representations
- **Development:** Outline (layout and scale) for demolition and a 4-storey building with roof accommodation, 19 flats
- **Homes:** 19
- **Site context:** inside-settlement, TPO
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** S3(2)
- **Development plan policies:** London Plan 2021 D3, D6, D13, D14, H5, Croydon Local Plan 2018 DM10, SP2.5
- **Main issues:** future occupier living conditions, neighbour noise, affordable housing and infrastructure contributions
- **Tags:** tier-2, plan-led, living-conditions, viability-review, parties-consulted-on-2026-framework, limited-nppf-engagement

## Summary
Outline permission for 19 flats replacing a derelict Edwardian house on Addiscombe Road. Allowed. The Council's objections were living conditions in the lightwell and ramp-side flats, noise to the neighbouring bungalow, and contributions. All three were found capable of resolution by conditions, reserved matters and the UU. The development accorded with an up-to-date plan, and S3's "approve without delay" limb was applied.

## What made the difference
Only layout and scale were before the Inspector, so appearance and landscaping fixes could be left to reserved matters (DL ¶¶11, 13, 16). Viability-tested nil affordable housing with review mechanisms complied with London Plan H5 (DL ¶18). The Framework was engaged only through S3(2) (DL ¶21).

## Policy findings
- **S3: accord.** accords with an up-to-date development plan and Framework decision-making policies, so should be approved without delay (DL 21)
- **P3: pass.** lower-ground lightwell flats and flats next to the car-park ramp found acceptable subject to reserved matters and conditions (DL 9-17); Framework code not cited, mapped
- **DM5: pass.** nil affordable housing accepted on viability, with early and late review secured in the UU; LP H5 preferred over CLP SP2.5 as the more recent policy (DL 18-20)

## Key facts
- Long planning history, including 3 appeals dismissed Oct 2025 and a 9-flat scheme approved Apr 2025 (DL 7)
- Parties invited to comment on the new Framework (DL 6)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007319
- https://appeal-planning-decision.service.gov.uk/published-document/975b422c-11fc-4178-9590-9490732174b4

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007319.html

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