A retrospective planning application was submitted for the change of use of 42 Princes Avenue, a three-bedroom semi-detached family dwelling in South Croydon, to a small House in Multiple Occupation in Use Class C4. The property had already been converted and was being operated as an HMO by a supported living provider called Pathwaze, targeting at-risk adults aged 18 to 45. Planning Voice prepared a comprehensive objection raising the loss of a family home in an area of exceptionally high demand, the inadequacy of refuse and cycle storage, the harmful impact on residential character, and the parking stress caused by the low PTAL rating. The application was refused on three grounds.
Our assessment identified that the site was located in a quiet residential neighbourhood with a PTAL rating of 1b, the lowest level of public transport accessibility. The surrounding area was predominantly composed of family homes and bungalows occupied by families and elderly residents. The Strategic Housing Market Assessment had identified that fifty per cent of future market housing demand was for larger homes, and Croydon’s local plan policy explicitly required retention of existing three-bedroom units. The property, originally built as a three-bedroom family home under 130 square metres, was precisely the type of dwelling the policy sought to protect. The conversion had already led to documented amenity problems: neighbours had complained about loud music, the police had attended on at least two occasions, and overflowing bins were a persistent issue. The operator had provided no contact details to surrounding residents despite running a supported living service. The communal living space was insufficient for the number of occupants, and the proposed refuse and cycle storage arrangements were inadequate to serve the intensified use.
The objection was structured around the loss of family housing, residential amenity, character and parking. On loss of a family home, Policy DM1.2 of the Croydon Local Plan 2018 requires retention of existing three-bedroom homes and homes under 130 square metres. The Strategic Housing Market Assessment confirmed that fifty per cent of future market housing need was for larger family homes, and the area’s proximity to good schools and green spaces meant demand for family housing was exceptionally high, with properties regularly selling within 24 hours of listing. The conversion directly contravened this policy.
On character and amenity, Policy DM10 requires the Council to consider the effects of noise, refuse collection and additional car parking from HMO conversions on the character of an area. Policy SP4 requires development to respect local character and contribute positively to the townscape. The area was characterised by single-family homes with spacious plots, and the introduction of an HMO had already resulted in documented noise complaints, police visits and bin overflow, degrading the family-oriented character. The property was surrounded by bungalows occupied largely by retired elderly residents, an existing setting incompatible with the operator’s stated objectives. On parking, Policy DM30 requires development to reduce the impact of car parking in areas of existing parking stress. With a PTAL of 1b, the majority of occupants would own cars, adding at least four additional vehicles to an already constrained street.
The London Borough of Croydon refused the application on 2 August 2024 on three grounds. First, the proposal resulted in the net loss of a three-bedroom home originally built as a family dwelling under 130 square metres, contrary to Policy DM1.2 of the Croydon Local Plan. Second, the applicant failed to demonstrate the provision of adequate refuse collection arrangements, contrary to Policy DM13. Third, the applicant failed to demonstrate adequate cycle storage provision, contrary to Policy DM30 of the Croydon Local Plan and Policy T5 of the London Plan. The combination of the loss of protected family housing stock with the practical failures of the conversion made the refusal clear-cut.
Retrospective HMO conversions in quiet residential areas are particularly vulnerable where the local plan contains specific policies protecting three-bedroom family homes below a size threshold. Even where the primary concern is amenity harm, practical failures such as inadequate refuse and cycle storage provide additional, independently sufficient grounds for refusal that are difficult for the applicant to overcome at appeal.
Related guidance: HMO Objections · Noise Objections · Traffic & Parking · Visual Amenity
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