Skip to content

162 Portland Road South Norwood London SE25 4PT

25/03009/FULFull planning permissionRefused
Full

Refused on 11 November 2025

Council decision: Permission RefusedDelegated (officer decision)5 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

Erection of an additional storey, three storey rear addition and other associated site alterations including new window treatments and external staircases, to change the use of the upper floors from B8 (retail warehousing) to C3 (residential), with 5no. new flats

Received
17 September 2025
Decision level
Delegated (officer decision)
Ward
Woodside
Agent
BuildSurv Consult Chartered Building Surveyors
  1. Received17 Sep
  2. Validated17 Sep
  3. Consult.15 Oct
  4. Target12 Nov
  5. Decided11 Nov

Decided in 55 days (council typically 56)

About this application

This is a full planning application for window replacement at 162 Portland Road South Norwood London SE25 4PT. Croydon has handled 3,635 applications of this type. This one was decided in 55 days. There are no previous applications recorded at this address. In the past year there have been 74 applications across Woodside. We hold 1,185 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.See what's approved near your address

Why it was refused

  1. The development, by way of its poor and obtrusive design would harm the character and appearance of the site, area and the setting of the Portland Arms Locally Listed Building. The development would therefore conflict with Polices D3 and HC1 of the London Plan 2021 and Policies SP4 and DM10 and DM18 of the Croydon Local Plan 2018.
  2. The development, due to its scale and position close neighbouring windows and garden areas at 21-23 Denmark Road and 154 Portland Road would result in harm to living conditions due to loss of outlook and the creation of an unacceptable sense of enclosure. The application has also failed to demonstrate that there would be no harmful overshadowing. The development would conflict with Policies SP4 and DM10 of the Croydon Local Plan 2018 and Policies D3 and D6 of the London Plan 2021.
  3. The development, due to the layout of the proposed flats and extensive use of obscure glazing would provide poor outlook for future occupiers. The proposed amenity areas would also be excessively enclosed and therefore be of a poor quality. Living conditions for the flats would therefore be sub- standard and the proposal would conflict Policies SP4, DM10, of Croydon Local Plan 2018 and Policies D3 and D6 of the London Plan 2021.
  4. In the absence of a legal agreement, to secure measures to mitigate the impacts of the development, including a car parking permit restriction and sustainable transport contribution, the proposal would be unacceptable in planning terms. The development conflicts with Policies T3, T4 and T6 of the London Plan 2021 and Policies SP8, DM29 and DM30 of the Croydon Local Plan 2018.
  5. The proposed bin and cycles stores could only be accessed via stairs or an access route to the rear of the site which is outside the site redline. The Council is therefore unconvinced that the bin and cycles stores would and could be maintained as suitably accessible. The application could therefore result in the proliferation of waste in and around the site and fail to promote sustainable means of travel. The development conflicts with Policies DM13, DM29, DM30 of the Local Plan 2018 and Policies D6 and T5 of London Plan 2021.

From the council's decision notice.

Application details

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

Planning application dates

Date validated
17 September 2025
Consultation expiry
15 October 2025
Consultation start
22 September 2025
Neighbour consultation start
22 September 2025
Neighbour consultation end
15 October 2025
Target decision date
12 November 2025

Applicant and agent

Agent
BuildSurv Consult Chartered Building Surveyors
Agent address
25C Broomhall Road South Croydon Surrey CR2 0PX

Planning decision

Statutory period
56 days

Publicity

Site notice start
24 September 2024
Site notice end
15 October 2024

Additional information

Planning Portal ID
PP-14333954
Comments
0
Documents
21
Constraints
14

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • 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 (22)

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, heritage coasts and brownfield registers.

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.

Track this application

Get email alerts when there is a planning decision or status change.

Get email alerts near SE25

New planning applications delivered to your inbox daily.

Around this site

Discuss this application on r/PlanningPermissionUK

For applicants and trades

What's been approved on your street?

See what the council approved and refused near this address for the project you have in mind, and the rules that apply here.

Get The Signal Report