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96 Portland Road South Norwood London SE25 4PJ

25/02632/FULFull planning permissionRefused
Full

Refused on 14 November 2025

Council decision: Permission RefusedDelegated (officer decision)4 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Conversion of vacant shop into 1 x 2 bedroom self contained flat.

Received
11 August 2025
Decision level
Delegated (officer decision)
Public comments
4
Ward
Woodside
Agent
PLANS BY PARK LTD
  1. Received11 Aug
  2. Validated11 Aug
  3. Consult.19 Sep
  4. Target6 Oct
  5. Decided14 Nov

Decided in 95 days (council typically 56)

About this application

This is a full planning application at 96 Portland Road South Norwood London SE25 4PJ. Croydon has handled 3,634 applications of this type. This one was decided in 95 days, 6 weeks longer than Croydon's typical decision time. There have been 3 other applications at this address. In the past year there have been 74 applications across Woodside. We hold 1,186 applications in total for the SE25 postcode area.

79% of full applications at London Borough of Croydon were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed change of use would disrupt the continuity and rhythm of this part of Portland Road and would harm the predominantly consistent streetscape eroding the commercial character of the area. The proposal would fail to preserve or enhance the characteristics of the Conservation Area resulting in significant harm to the character and appearance of the area and would thereby be contrary to Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, policies D3, D4 and HC1 of the London Plan 2021, policies SP4, DM10 and DM18 of the Croydon Local Plan (2018), the Conservation Area General Guidance SPD (2013), the South Norwood Conservation Area Appraisal and Management Plan 2022 and the provisions of the NPPF 2024 as amended.
  2. The proposal would result in sub-standard accommodation by reason of the lack of sufficient internal floor space for future occupants thereby be contrary to policy D6 of the London Plan 2021 and policies SP4 and DM10 of Croydon Local Plan 2018.
  3. In the absence of a legal agreement, the application does not secure measures to mitigate the impacts of the development by reason of demands created for on-street car parking or offer a contribution towards sustainable transport initiatives in the vicinity to alleviate traffic generation created by the development. The proposal is thereby contrary to policies T4 and T6 of the London Plan (2021) and policies SP8, DM29 and DM30 of the Croydon Local Plan (2018).
  4. The applicant has failed to demonstrate that the cycle storage would be suitable to serve the proposed development and would thereby be contrary to policy T5 of the London Plan 2021 and policies DM29 and DM30 of Croydon Local Plan 2018.

From the council's decision notice.

Application details

Postcode
SE25 4PJ
Application type
Full planning permission
Scale / size
Small

Planning application dates

Date validated
11 August 2025
Consultation expiry
6 November 2025
Consultation start
6 October 2025
Neighbour consultation start
27 August 2025
Neighbour consultation end
19 September 2025
Target decision date
6 October 2025

Applicant and agent

Agent
PLANS BY PARK LTD
Architect profile
PLANS BY PARK LTD
Agent address
8 Ash Road Croydon SURREY CR0 8HU

Planning decision

Statutory period
56 days

Publicity

Last advertised
16 October 2025
Advertisement expiry
6 November 2025
Site notice start
16 October 2025
Site notice end
6 November 2025

Appeal history

6005745
Dismissed
Type: Planning AppealProcedure: Written RepresentationsDecision: 20 May 2026Dev Type: Change of useReason: refused

Additional information

Planning Portal ID
PP-14243193
Documents
10
Constraints
6

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Brownfield land register: 113-121, Portland RoadRegister site at or near this address
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves and heritage coasts.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Croydon

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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